A. In accordance with Section 17.68.040 (Development Review Permit) of the City of Solana Beach Municipal Code, the City Council finds the following:
I. The proposed project is consistent with the General Plan and all applicable requirements of SBMC Title 17 (Zoning Ordinance), including special regulations, overlay zones and specific plans.
General Plan Consistency: The project, as conditioned, is consistent with the City's General Plan designation of Low Medium Density Residential, which allows for a maximum of four dwelling units per acre.
The development is also consistent with the objectives of the General Plan as it encourages the development and maintenance of healthy residential neighborhoods, the stability of transitional neighborhoods, and the rehabilitation of deteriorated neighborhoods.
Zoning Ordinance Consistency: The project is consistent with all applicable requirements of the Zoning Ordinance (Title 17) (SBMC 17.20.030 and
17.48.040), which delineates maximum allowable Floor Area Ratio (FAR), Permitted Uses and Structures (SBMC Section 17.20.020) which provides for uses of the property for a single-family residence. Further, the project adheres to all property development regulations established for the Low Medium Residential LMR Zone and cited by SBMC Section 17.020.030.
The project is consistent with the provisions for minimum yard dimensions (i.e., setbacks) and the maximum allowable Floor area (FAR), maximum building height, and parking requirements.
II. The proposed development complies with the following development review criteria set forth in Solana Beach Municipal Code Section
17.68.040.F:
a. Relationship with Adjacent Land Uses: The development shall be designed in a manner compatible with and where feasible, complimentary to existing and potential development in the immediate vicinity of the project site. Site planning on the perimeter of the development shall give consideration to the protection of surrounding areas from potential adverse effects, as well as protection of the property from adverse surrounding influences.
The property is located within the LMR Zone. Properties to the north, south, east and west are also located within the LMR Zone. The surrounding properties are developed with one and two-story, single-family residences.
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The project, as designed, is consistent with the permitted uses for the LMR Zone as described in SBMC Sections 17.20.01 O and
17.12.020. The property is designated Low Medium Density Residential in the General Plan and intended for single-family residences developed at a maximum density of 4 dwelling units per acre. The proposed development could be found to be consistent with the objectives of the General Plan as it encourages the development and maintenance of healthy
residential neighborhoods, the stability of transitional neighborhoods, and the rehabilitation of deteriorated
neighborhoods.
The property is not located within any of the City's Specific Plan areas; however, it is located within the boundaries of the Scaled Residential Overlay Zone (SROZ) and within the Coastal Zone.
The project has been evaluated, and could be found to be in conformance with, the regulations of the SROZ, which are discussed further later in this report. The Applicants are required to obtain a Coastal Development Permit, Waiver or Exemption from the California Coastal Commission prior to the issuance of Building or Grading Permits.
b. Building and Structure Placement: Buildings and structures shall be sited and designed in a manner which visually and functionally enhances their intended use.
The Applicants are proposing to construct a replacement singlefamily residence with a partially subterranean garage and mudroom with a staircase that leads to the main floor living area.
The replacement residence, as designed, would be located within the buildable area.
The Applicants are proposing a partially subterranean basement garage with a mudroom under the northwest corner of the residence. The entire basement level including the mudroom would be 814 square-feet and would have 21.33 feet of exposure along the west side and five feet of exposure along the northern side.
According to SBMC 17.48.040.C, the proposed lower level area is considered a "Basement- Exposed Side(s)" in which the entire lower level that is partially subterranean is subject to the 2 percent formula. As long as there are only two continuous exposed sides of the basement area and the exposure is less than 50 linear feet, a portion of the lower level could be exempt from the calculation of floor area. A building side is considered Resolution 2021-002
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exposed when the finished floor of the living area directly above the basement (at any point) is more than three feet above the adjacent natural or finished grade, whichever is lower. In the proposed design, the only exposure is along the western side to allow access to the garage door and the front entry.
SBMC 17.48.040 and 17.20.030 indicates that required parking spaces provided within a garage are exempt from the calculation of floor area. When using the 2 percent formula, the square footage of the required parking is subtracted from the total proposed square footage basement level first and then the remaining square footage is multiplied by the linear exposure of the basement level and then multiplied by 2 percent. The result is the amount of square footage of the proposed garage to be included in the calculation of floor area.
The entire basement area is 814 square feet. A single-family residence requires two parking spaces of 200 square feet each.
Therefore, 400 square feet would be subtracted from the proposed partially subterranean basement level square-footage because it would provide required parking. The total linear exposure of the proposed basement level is 26.33 feet. The 2 percent calculation for this project would be as follows:
814 ft2 - 400 ft2 = 414 ft2
414 ft2 X 26.33 ft. X 0.02 = 218 ft2
414 ft2 - 218 ft2 = 196 ft2 is exempt
Pursuant to this calculation, 218 square feet of the proposed partially subterranean level would be included in the calculation of floor area and 196 square feet would be exempt or subtracted from the floor area.
In addition to the basement area, the proposed project includes a 2,916 square-foot main floor living area consisting of an entry area, kitchen, living room, dining room, family room, laundry room and powder room as well as a guest master suite and two bedrooms with ensuite bathrooms. The proposed 705 square foot upper level would consist of a master suite that leads to access to the proposed deck above the main floor. The subtotal of the proposed residence would be 4,435 square feet of floor area. The floor area exemptions, related to the basement and partially subterranean garage previously explained in this report, total 596 square feet. With the applicable exemptions, the Applicants propose a total of 3,839 square feet of floor area, which is one square foot below the maximum allowable floor Resolution 2021-002
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area for the 3,840 square-foot lot, pursuant to the SROZ regulations.
The maximum floor area calculation for this project is as follows:
0.50 for first 6,000 ft2 3,000 ft2
0.175 for 6,001 to 15,000 ft2 840 ft2
Total Allowable Floor area: 3,840 ft2
The proposed project, as designed, meets the minimum required setbacks and is below the maximum allowable floor area for the property.
c. Landscaping: The removal of significant native vegetation shall be minimized. Replacement vegetation and landscaping shall be compatible with the vegetation of the surrounding area. Trees and other large plantings shall not obstruct significant views when installed or at maturity.
The project is subject to the current water efficient landscaping regulations of SBMC Chapter 17.56. A Landscape
Documentation Package is required for new development
projects with an aggregate landscape equal to or greater than 500 square feet requiring a building permit, plan check or development review. The Applicants provided a conceptual landscape plan that has been reviewed by the City's third-party landscape architect, who has recommended approval. The
Applicants will be required to submit detailed construction landscape drawings that will be reviewed by the City's third-party landscape architect for conformance with the conceptual plan. In addition, the City's third-party landscape architect will perform inspections during the construction phase of the project. A separate condition has been added to require that native or drought-tolerant and non-invasive plant materials and waterconserving irrigation systems are required to be incorporated into the landscaping to the extent feasible.
d. Roads, Pedestrian Walkways, Parking and Storage Areas: Any development involving more than one building or structure shall provide common access roads and pedestrian walkways.
Parking and outside storage areas, where permitted, shall be screened from view, to the extent feasible, by existing topography, by the placement of buildings and structures, or by landscaping and plantings.
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SBMC Section 17.52.040 and the Off-Street Parking Design Manual (OSPDM) require two (2) parking spaces for a singlefamily residence. The Applicants propose to maintain the same approximate location of the existing driveway in the northwest corner of the lot. However, the existing driveway would be excavated in order to provide access to the partially
subterranean, two-car garage and storage area. SBMC Section
17.08.030 indicates that required parking up to 200 square feet per parking space provided in a garage is exempt from the floor area calculation. The proposed garage will provide two parking spaces. Two spaces are required, therefore, 400 square feet of garage area is exempt from the project's floor area calculation. e. Grading: To the extent feasible, natural topography and scenic features of the site shall be retained and incorporated into the proposed development. Any grading or earth-moving operations in connection with the proposed development shall be planned and executed so as to blend with the existing terrain both on and adjacent to the site. Existing exposed or disturbed slopes shall be landscaped with native or naturalized non-native vegetation and existing erosion problems shall be corrected.
The project includes grading in the amount 390 yd3 cut, 70 yd3 of fill and 320 yd3 of export as well as 11 yd3 cut for footings.
Excavation is proposed in order to provide access to the proposed partially subterranean garage. Additional site grading is proposed in order to provide terraced retaining walls in the front yard setback area and a flat pad and usable rear yard area.
Retaining walls are proposed around the structure to support the higher grade elevations on adjacent properties. The adjacent properties would range between being at the same approximate grade level to about a five foot difference in grade.
f. Lighting: Light fixtures for walkways, parking areas, driveways, and other facilities shall be provided in sufficient number and at proper locations to assure safe and convenient nighttime use.
All light fixtures shall be appropriately shielded so that no light or glare is transmitted or reflected in such concentrated quantities or intensities as to be detrimental to the surrounding areas per SBMC 17.60.060 (Exterior Lighting Regulations).
All new exterior lighting fixtures will comply with the City-Wide Lighting Regulations of the Zoning Ordinance (SBMC
17.60.060). All light fixtures shall be shielded so that no light or glare is transmitted or reflected in such concentrated quantities or intensities as to be detrimental to the surrounding area.
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g. Usable Open Space: Recreational facilities proposed within required usable open space shall be located and designed to maintain essential open space values.
The project consists of the construction of a replacement twostory, single-family residence with a basement garage on a developed residential lot; therefore, usable open space and recreational facilities are neither proposed nor required according to SBMC Section 17.20.040. The Applicants are required to pay the applicable Park Development Fee.
Ill. All required permits and approvals including variances, conditional use permits, comprehensive sign plans, and coastal development permits have been obtained prior to or concurrently with the development review permit.
All required permits, including a Structure Development Permit, are being processed concurrently with the Development Review Permit.
IV. If the development project also requires a permit or approval to be issued by a state or federal agency, the city council may conditionally approve the development review permit upon the Applicant obtaining the required permit or approval from the other agency.
The Applicants are required to obtain approval from the California Coastal Commission prior to issuance of Building Permits.
B. In accordance with Section 17.63.040 (Structure Development Permit) of the Solana Beach Municipal Code, the City Council finds the following:
The proposed structure exceeds 16 feet in height above the pre-existing grade; therefore, the project must comply with all of the View Assessment requirements of SBMC Chapter 17.63 and the Applicants were required to complete the SOP process. The Applicants had story poles erected onsite. A final Story Pole Height Certification was issued by a licensed land surveyor on September 30, 2020, which showed the highest story pole certified at 225.50 MSL and 24.91 feet above the proposed grade. Notices to apply for View Assessment were mailed to property owners and occupants within 300 feet of the project site, which established a deadline to file for View Assessment on November 6, 2020. No applications for View Assessment were received by the City.
A height certificate prepared by a licensed land surveyor will be required prior to the framing inspection certifying that the tallest point of the proposed residence will not exceed 24.91 feet above the proposed grade and the Resolution 2021-002
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highest point of the structure will not exceed 225.50 feet above the Mean Sea Level (MSL).
IV. CONDITIONS
Prior to use or development of the property in reliance on this permit, the Applicants shall provide for and adhere to the following conditions:
A. Community Development Department Conditions:
I. The Applicants shall pay required Fire Mitigation, Park Development, Public Use Facilities, and Public Facilities Impact Fees.
II. Building Permit plans must be in substantial conformance with the architectural plans presented to the City Council on January 13, 2021, and located in the project file with a submittal date of December 17, 2020.
Ill. Prior to requesting a framing inspection, the Applicants shall submit a height certificate prepared by a licensed land surveyor prior to the framing inspection certifying that the tallest point of the proposed residence will not exceed 24.91 feet above the proposed grade on the west elevation and the highest point of the structure will not exceed 225.50 feet above the Mean Sea Level (MSL) in conformance with the plans as approved by the City Council on January 13, 2021.
IV. Any proposed onsite fences, walls and retaining walls and any proposed railing located on top, or any combination thereof, shall comply with applicable regulations of SBMC Section 17.20.040 and
17.60.070 (Fences and Walls).
V. The Applicants shall obtain required California Coastal Commission (CCC) approval of a Coastal Development Permit, Waiver or Exemption as determined necessary by the CCC, prior to the issuance of Building and Grading Permits.
VI. The Applicants shall provide a full Landscape Documentation Package in compliance with SBMC Chapter 17.56 prior to Grading Permit issuance, which will be reviewed and inspected by the City's third party landscape professional.
VII. Native or drought tolerant and non-invasive plant materials and water conserving irrigation systems shall be incorporated into any proposed landscaping and compatible with the surrounding area to the extent feasible.
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VIII. All new exterior lighting fixtures shall be in conformance with the Citywide lighting regulations of the Zoning Ordinance (SBMC 17.60.060).
All light fixtures shall be appropriately shielded so that no light or glare is transmitted or reflected in such concentrated quantities or intensities as to be detrimental to the surrounding area.
IX. Construction vehicles shall be parked on the subject property at all times feasible. If construction activity prohibits parking on the subject property, the Applicants shall ensure construction vehicles are parked in such a way to allow sufficient vehicular access on the street and minimize impact to the surrounding neighbors.
X. The Applicants shall connect to temporary electrical service as soon as feasible to the satisfaction of the City. The use of gas-powered generator(s) during construction activity is discouraged and shall be limited only to selective use at the discretion of the City.
B. Fire Department Conditions:
I. ACCESS ROAD MINIMUM DIMENSIONS: Fire apparatus access roads shall have an unobstructed improved width of not less than 20 feet; curb line to curb line, and an unobstructed vertical clearance of not less than 13 feet 6 inches. Exception: Single-Family residential driveways; serving no more than two single-family dwellings, shall have minimum of 16 feet, curb line to curb line, of unobstructed improved width. Access roads shall be designed and maintained to support the imposed loads of not less than 75,000 pounds and shall be provided with an approved paved surface to provide all-weather driving capabilities.
II. OBSTRUCTION OF ROADWAYS DURING CONSTRUCTION: All
roadways shall be a minimum of 20 feet in width during construction and maintained free and clear, including the parking of vehicles, in accordance with the California Fire Code and the Solana Beach Fire Department.
Ill. FIRE HYDRANTS AND FIRE FLOWS: The Applicants shall provide fire hydrants of a type, number, and location satisfactory to the Solana Beach Fire Department. A letter from the water agency serving the area shall be provided that states the required fire flow is available.
Fire hydrants shall be of a bronze type. Multi-family residential or industrial fire hydrants shall have two (2) 4" inch and two (2) 2 ½" inch NST outlets. Residential fire hydrants shall have one (1) 4" inch NST outlet, and one (1) 2 ½" inch NST outlets.
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IV. ADDRESS NUMBERS: STREET NUMBERS: Approved numbers
and/or addresses shall be placed on all new and existing buildings and at appropriate additional locations as to be plainly visible and legible from the street or roadway fronting the property from either direction of approach. Said numbers shall contrast with their background, and shall meet the following minimum standards as to size: 4" high with a ½" inch stroke width for residential buildings, 8" high with a ½" stroke for commercial and multi-family residential buildings, 12" high with a 1" stroke for industrial buildings. Additional numbers shall be required where deemed necessary by the Fire Marshal, such as rear access doors, building corners, and entrances to commercial centers.
V. AUTOMATIC FIRE SPRINKLER SYSTEM-ONE AND TWO FAMILY
DWELLINGS: Structures shall be protected by an automatic fire sprinkler system designed and installed to the satisfaction of the Fire Department. Plans for the automatic fire sprinkler system shall be approved by the Fire Department prior to installation.
VI.
VII.
VIII.
FIRE RESISTIVE CONSTRUCTION REQUIREMENTS FOR
WILDLAND/URBAN INTERFACE AREAS: Structures shall meet all wildland/urban interface standards to the satisfaction of the Fire Department. Structures shall comply with current California Building Code Chapter 7 A.
CLASS "A" ROOF: All structures shall be provided with a Class "A" Roof covering to the satisfaction of the Solana Beach Fire Department.
Basement: All basements shall be designed and equipped with emergency exit systems consisting of operable windows, window wells or exit door that's leads directly outside via staircase and exit door or exit door at grade.
Window wells/Light wells that intrude into side yard or backyard setbacks of five feet or less, shall require a hinged grating covering the window well/lightwell opening. The grating shall be capable of supporting a weight of 250Ib person; yet must be able to be opened by someone of minimal strength with no special knowledge, effort or use of key or tool. Any modification of previously approved plans related to this condition shall be subject to re-submittal and review by City Staff.
C. Engineering Department Conditions:
I. The Applicants are required to provide the following improvements to the satisfaction of the City Engineer prior to the occupancy of the proposed project:
i. Frontage Improvements
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i. Construction of rolled concrete curb along Glenmont Drive with transitions to the existing improvements on both sides. ii. Construction of a 16' wide, Stabilized, Compacted
Decomposed Granite graded at 2% towards the curb for
walking and parking purposes.
iii. Construction of the G-14 driveway approach
ii. Drainage Improvements:
i. Construction of a new Type I ( or similar) catch basin inlet box at the Northwest corner of the property.
ii. Removal of the 12" drainage pipe & reconstruction with an 18" RCP from the catch basin to a distance of approximately 60 ft to the top of the proposed stairs.
iii. Construction of a prefabricated box at the top of the stairs. iv. Construction of a type F catch basin at the most northeasterly corner of the subject property.
11. The Applicants are required to obtain an Encroachment Permit in accordance with SBMC Section 11 .20 for the above improvements being done in the public Right-Of-Way.
Ill. The Applicants shall record the Encroachment Maintenance Removal Agreement (EMRA) with the County of San Diego prior to the release of the Grading Bond and Security Deposit. Please provide a scaled drawing that clearly shows the "encroachments" in the right-of-way.
The latest Title Report of the property is also required. The EMRA shall be recorded against this property for all improvements in the Public Right-Of-Way including but not limited to:
IV. 12" reinforced concrete pipe within the existing drainage easement and public right-of-way.
V. The Applicants shall record a Hold Harmless Agreement prior to Final Inspection of the Building Permit. The document will hold the City of Solana Beach harmless resulting from any failure of the storm drain system on the Applicants' property. The Applicants shall record the Hold Harmless Agreement document prior to Final Inspection of the Building Permit.
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VI. The Applicants shall grant the City an additional 4.5 ft wide drainage easement shown per plans. The Applicant shall provide the Plat and Legal Description prepared by a Registered Civil Engineer prior to Final Inspection of the Building Permit.
VI I. All construction demolition materials shall be recycled according to the City's Construction and Demolition recycling program and an approved Waste Management Plan shall be submitted.
VI 11. Construction fencing shall be located on the subject property unless the Applicants have obtained an Encroachment Permit in accordance with chapter 11.20 of the SBMC which allows otherwise.
IX. The Applicants shall underground all new utility services, including but not limited to, electrical and telephone.
X. The Applicants shall obtain a Grading Permit in accordance with Chapter 15.40 of the Solana Beach Municipal Code. Conditions prior to the issuance of a grading permit shall include, but not be limited to, the following:
a. The Applicants shall obtain a grading plan prepared by a Registered Civil Engineer and approved by the City Engineer. Onsite grading design and construction shall be in accordance with Chapter 15.40 of the Solana Beach Municipal Code.
b. The Applicants shall obtain a Soils Report prepared by a Registered Soils Engineer and approved by the City Engineer. All necessary measures shall be taken and implemented to assure slope stability, erosion control and soil integrity. The grading plan shall incorporate all recommendations contained in the soils report.
c. The Applicants shall provide a Drainage Report prepared by a Registered Civil Engineer. This report shall address the design for detention basin and corresponding outflow system to ensure the rate of runoff for the proposed development is at or below that of pre-existing condition. All recommendations of this report shall be incorporated into the Preliminary Grading Plan. A detention basin easement(s) shall be recorded for maintenance of the detention basins by the property owner(s) in perpetuity, prior to Final Inspection of the Building Permit.
d. The Applicants shall show all retaining walls and drainage structures. Retaining walls shown on the grading plan shall conform to the San Diego Regional Standards or be designed by Resolution 2021-002
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a licensed civil engineer. Engineering calculations for all designed walls with a surcharge and nonstandard walls shall be submitted at grading plan check. Retaining walls may not exceed the allowable height within the property line setback as determined by the City of Solana Beach Municipal Code. Contact the Community Development department for further information.
e. The Applicants are responsible to protect the adjacent properties during construction. If any grading, construction activity, access or potential construction-related impacts are anticipated beyond the property lines, as determined by the City Engineer, the Applicants shall obtain a letter of permission from the adjoining property owners. All required letters of permission shall be submitted to the City Engineer prior to the issuance of the grading permit. f. The Applicants shall pay a grading plan check fee in accordance with the current Engineering Fee Schedule at initial grading plan submittal. Inspection fees shall be paid prior to issuance of the grading permit.
g. The Applicants shall obtain and submit grading security in a form prescribed by the City Engineer.
h. The Applicants shall obtain haul permit for import/ export of soil.
The Applicants shall transport all excavated material to a legal disposal site.
i. The Applicants shall submit certification from the Engineer of Record and the Soils Engineer that all public or private drainage facilities and finished grades are functioning and are installed in accordance with the approved plans. This shall be accomplished by the Engineer of Record incorporating as-built conditions on the Mylar grading plans and obtaining signatures of the Engineer of Record and the Soils Engineer certifying the as-built conditions. j. An Erosion Prevention and Sediment Control Plan shall be prepared by the Applicants. Best management practices shall be developed and implemented to manage storm water and nonstorm water discharges from the site at all times during excavation and grading activities. Erosion prevention shall be emphasized as the most important measure for keeping sediment on site during excavation and grading activities. Sediment controls shall be used as a supplement to erosion prevention for keeping sediment on site.
k. The Applicants shall show all proposed on-site private drainage facilities intended to discharge water run-off. Elements of this Resolution 2021-002
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design shall include a hydrologic and hydraulic analysis verifying the adequacy of the facilities and identify any easements or structures required to properly convey the drainage. The construction of drainage structures shall comply with the standards set forth by the San Diego Regional Standard
Drawings.
I. Post Construction Best Management Practices meeting City and RWQCB Order No. R9-2013-001 requirements shall be
implemented in the drainage design.
m. Prior to obtaining a building permit, submit a building pad certification statement from a soils engineer and an engineer or land surveyor licensed in Land Surveying per SBMC 15.40.230E. n. No increased cross lot drainage shall be allowed.
i. The Applicants shall prepare a City of Solana Beach Storm Water Checklist for Determination of Project Category to address potential water quality impacts to ensure that
pollutants and runoff from this development are reduced to the maximum extent practicable.
I. ENFORCEMENT
Pursuant to SBMC 17. 72.120(8) failure to satisfy any and all of the abovementioned conditions of approval is subject to the imposition of penalties as set forth in SBMC Chapters 1.1.6 and 1.18 in addition to any applicable revocation proceedings.
II. EXPIRATION
The Development Review Permit and Structure Development Permit for the project will expire 24 months from the date of this Resolution, unless the Applicants have obtained building permits and has commenced construction prior to that date, and diligently pursued construction to completion. An extension of the application may be granted by the City Council according to SBMC 17.72.110.
Ill. INDEMNIFICATION AGREEMENT
The Applicants shall defend, indemnify, and hold harmless the City, its agents, officers, and employees from any and all claims, actions, proceedings, damages, judgments, or costs, including attorney's fees, against the City or its agents, officers, or employees, relating to the issuance of this permit including, but not limited to, any action to attack, set aside, void, challenge, or annul this Resolution 2021-002
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development approval and any environmental document or decision. The City will promptly notify the Applicants of any claim, action, or proceeding. The City may elect to conduct its own defense, participate in its own defense, or obtain independent legal counsel in defense of any claim related to this indemnification.
In the event of such election, the Applicants shall pay all of the costs related thereto, including without limitation reasonable attorney's fees and costs. In the event of a disagreement between the City and Applicants regarding litigation issues, the City shall have the authority to control the litigation and make litigation related decisions, including, but not limited to, settlement or other disposition of the matter. However, the Applicants shall not be required to pay or perform any settlement unless such settlement is approved by the Applicants.
NOTICE TO APPLICANTS: Pursuant to Government Code Section 66020, you are hereby notified that the 90-day period to protest the imposition of the fees, dedications, reservations or other exactions described in this resolution commences on the effective date of this resolution. To protest the imposition of any fee, dedications, reservations or other exactions described in this resolution you must comply with the provisions of Government Code Section 66020. Generally the resolution is effective upon expiration of the tenth day following the date of adoption of this resolution, unless the resolution is appealed or called for review as provided in the Solana Beach Zoning Ordinance.
PASSED, ADOPTED AND APPROVED by the City Council of the City of Solana Beach at a regular meeting this 13th day of January, 2021.
AYES:
NOES:
ABSTAIN:
ABSENT:
Councilmembers - Heebner, Becker, Harless, Zito, Edson
Councilmembers - None
Councilmembers - None
Councilmembers - None
LESA HEEBNER, Mayor
APPROVED AS TO FORM:
JOHAN Nb CANLAS, City Attorney ~ u
STATE OF CALIFORNIA
COUNTY OF SAN DIEGO
CITY OF SOLANA BEACH
RESOLUTION CERTIFICATION
SS.
I, ANGELA IVEY, City Clerk of the City of Solana Beach, California, DO HEREBY CERTIFY that the foregoing is a full, true and correct copy of Resolution 2021-002 conditionally approving a Development Review Permit and Structure Development Permit to demolish a single-family residence and construct a replacement two-story, single-family residence with a partially subterranean garage and perform associated improvements at 622 Glenmont Drive, Applicant: Sanson, DRP20-002/SDP20-006 as duly passed and adopted at a Regular Solana Beach City Council meeting held on the 13th day of January, 2021 and is the original on file in the City Clerk's Office.
A
(El EXISTING CONG CONCRETE FLA SNK
ABV ABOVE CONT CONTINUOUS FLSH'G
AC ACOUSTICAL CORA CORRIDOR FO
ACC ACCESSIBLE CPT CARPET FR
ACT ACOUSTICAL CEILING TILE CTR CENTER FRP
AO AREA DRAIN OBL DOUBLE FS
ADA AMERICANS W/ DISABILITIES ACT OF DRINKING FOUNTAIN FT
ADD'L ADDITIONAL DIA DIAMETER FTG
ADJ ADJUSTABLE OS DOWNSPOUT FURR
AFF ABOVE FINISH FLOOR OTL DETAIL GA
ALUM ALUMINUM OWG DRAWING GALV
AN ANODIZED EA EACH GALV
AP ACCESS PANEL EJ EXPANSION JOINT GC
11 :;~:ox APPROXIMATE EL ELEVATION GL
ASYMMETRICAL ELEC ELECTRICAL GYP
BATT BATTING EMER EMERGENCY HB
BO BOARD EP ELECTRICAL PANEL HC
BLDG BUILDING EO EOUAL HO
BLW BELOW EOPT EQUIPMENT HM
BM BEAM EX EXISTING HORIZ
BO BOTTOM OF EXT EXTERIOR HR
BTWN BEiWEEN FA FIRE ALARM HT
BUR BUILT-UP ROOFING FAC FIN FACTORY FINISH ID
BYD BEYOND FAU FORCED AJA UNIT IN
CAB CABINET FC FIBER CEMENT INSUL
CEMT CEMENTITIOUS FO FLOOR DRAIN INT
CIP C.A.ST IN PtACE FEC FIRE EXTINGUISHER CABINET JST
CJ CONTROL JOINT FF FINISH FLOOR LAV
CL CENTER LINE FG FINISH GRADE MANUF
CLG CEILING FlN FINISH MAX
CMU CONCRETE MASONRY UNIT FL FLUORESCENT MOF
CNTR COUNTER FLR FLOOR MECH
A C
SANSON RESIDENCE
622 GLENMONT DRIVE
SOLANA BEACH, CA 92705
ABBREVIATIONS FLOOR SINK MIN MINIMUM RAG RETURN AIR GRILLE FL.ASHING MIR MIRROR RB RESILIENT BASE
FACE OF MNT MOUNTED RCP REFLECTED CEILING PL.AN
FRENCH DOOR MO MASONRY OPENING RO ROOF DRAIN
FIBER REINFORCED PLASTIC MS MOP SINK REIS RE-SAWN
FINISH SURFACE MTl METAL RECSS'D RECESSED
FOOT OR FEET MTR METER REF REFERENCE
FOOTING MTRL MATERIAL REFL REFLECTED
FURRING MUL MULLION REFRIG REFRIGERATOR
GAUGE NIC NOT IN CONTRACT REO'O REQUIRED
GALVANIZED NOM NOMINAL RES RESILIENT
GALVANIZED NTS NOTTO SCALE RPG ROOFING
GENERAL CONTRACTOR 0 / OVER RM ROOM
GLASS 0/FL OVERFLOW DRAIN RMC RECESSED MEDICINE CABINET GYPSUM oc ON CENTER RO ROUGH OPENING
HOSE BIBB OD OUTSIDE DIAMETER RP RAISED PANEL
HOLLOW CORE OPNG OPENING RR RESTROOM
HOT DIPPED OPP OPPOSITE SC sou□ CORE
HOU.OW METAL OSCI OWNER SUPPLIED CONTRACTOR SCHED SCHEDULE
HORIZONTAL INSTALLED SECT SECTION
HOUR OVHD OVERHEAD SH SHELF
HEIGHT PART PARTITION SHT SHEET
INSIDE DIAMETER P-LAM PLASTIC LAMINATE SHT'G SHEATHING
INCHES PLSTR PLASTER SHWR SHOWER
INSULATION PLT PLATE SIM SIMILAR
INTERIOR PLYWO PLYWOOD SIP STRUCTURAL INSULATED PANEL
JOIST PNT PAINT(ED) SMF SHEET METAi FL.ASHING
LAVATORY SINK PR PAIR SPEC SPECIFICATION
MANUFACTURER PREFIN PAE-FINISHED ss STAINLESS STEEL
MAXIMUM PV PHOTOVOLTAIC SSG STRUCTURAL SILICONE GLAZED
MEDIUM DENSITY FIBERBOARD PWOR POWDER STD STANDARD
MECHANICAL R RADIUS STL STEEL
STRUCT STRUCTURAL
SUSP SUSPENDED
SWM SELF-ADHERING WATERPROOF
MEMBRANE
T&G TONGUE & GROOVE
TB TOWEL SAR
TEL TELEPHONE
THRESH THRESHOLD
TO TOP OF
TPH TOILET PAPE HOLDER
TS TUBE STEEL
TYP TYPICAL
UNO UNLESS NOTED OTHERWISE
VAV VARIABLE AIR VOLUME
VCT VINYL COMPOSmON TILE
VERT VERTICAL
V1F VERIFY IN FIELD
w WlOTH
WI WITH
W/0 WITHOUT
WC WATER CLOSET
WO WOOD
WH WATER HEATER
WR WATER RESISTANT
H
M
DRAFTING SYMBOLS
©-- DRAWING TITLE ABOVE, BELOW. OR HIDDEN
----\,- CUTLINE
0 GRID LINES
0 DOOR IDENTIFIER
0 BUILDING SECTION 0 WINDOW IDENTIFIER
-,~ I ' -0 WALL OR DETAIL MATERIAL IDENTIFIER
\ " .. , SECTION -✓
@ 0 FIXTURE IDENTIFIER
DETAIL
CAU.OLJT
~ KEYNOTE
4;t ~
~ 0 ~ REVISION CLOUD/CALLOUT
3 2 EXT/INT ELEVATIONS
N ~ DATUM POINT
EB J.b..!!..!!..Y_ ELEVATION
NORTH
ARROW "r SLAB STEP
M
AREA TABULATION
LOI INFORMATION·
LOT SIZE: 10,800 SF
FLOOR AREA RATIO: 0.50 (FIRST 6,000 SF)
0.175 (FROM 6,001-15,000 SF)
0.10 {FROM 15,001·20,000 SF)
ALLOWABLE GFA: 3.840 SF MAX
EXISTING AREA BREAKDOWN ao BE PEMDLISHEP)·
EXISTING 2ND FLOOR:
EXISIJNG FIRST FLOOR SUBTOTAL:
385SF
2442SF
2,827 S F
PROPOSED AREAS CNEW CONSTRUCTION)·
BASEMENT CALCULATION
BASEMENT AREA = 814 SF
BASEMENT PERIMETER = 123' • a• EXPOSED SIDE LENGTH = 21 ' - 4" + 5' • o· = 2£' • 4' = 26.33 LF 2% FORMULA = 814 SF - 400 SF (GARAGE)
=414 5F x26.33LFx2"
= 218 SF COUNTED TOWAR D GFA
AREAS INCLUDED TOWARD GFA
LOFT
FIRST FLOOR
BASEMENT
SUBTOTAL
AREAS NOT INCLUDED TOWARD GFA
ROOF DECK
FRONT DECK
BEAR PECK SUBTOTAL
EARTHWORK INFORMATIPN·
CUT: 390 CY
FILL: 70CY
EXPORT: 320 CY
LANDSCAPE INFORMATION·
705SF
2916SF
218SF
3,839 SF
784SF
554SF
390SE
1,728 SF
NON-LANDSCAPED AREA:
.lalllillllli.
3,562.0
91.0 4,690.0
0.0 2,460.0
= 3,710.0
NON-IRRIGATED LANDSCAPE;
IRRIGATED LANDSCAPE:
WATER FEATURES:
DECORATIVE HARDSCAPE:
TOTAL LOT AREA
IRRIGATED LANDSCAPE:
WATER FEATURES:
DECORATIVE HARDSCAPE:
AREA Of WORK 2,503.0
1,104.0
2,848.0
638.0
2,503.0
1,104.0
2,848.0
10,803 SF
AGGREGATE LANDSCAPE AREA 6,455.0SF
PROJECT TEAM ARCHITECT STEPHEN DALTON ARCHITECTS
444 S CEDROS AVE, STUDIO 190
SOLANA BEACH. CA 92075
858.792.5906
SURVEY SAMPO ENGINEERING INC.
171 SAXONY ROAD, SUITE 213
ENCINITAS, CA 92024
760.436.0659
CML P.A.SCO LARET SUITER & .A.SSOCIATES
535N HWY101
SOLANA BEACH, CA 92075
858.259.8212
LANDSCAPE STONE+GROVE lANDSCAPE ARCHITECTS
200 N CEDROS AVE.
SOLANA BEACH, CA 92075
858.345.1499
R
SHEET INDEX A0-1 TITLE SHEET
c-, PRELIMINARY GRADING PLAN
C-2 S1TE SECTIONS
At-1 ARCHITECTURAL SITE PLAN AND SECTIONS
A1-2 AREA PLANS AND CALCULATIONS
A1-3 STORY POLE PLAN
A1-4 SITE PHOTOS
A2-0 BASEMENT FLOOR PLAN
A2-1 FIRST FLOOR PL.AN
A2-2 LOFT FLOOR PLAN
A2·3 ROOF PLAN
A3-1 EXTERIOR ELEVATIONS
A3-2 EXTERIOR ELEVATIONS
A3-3 PERSPECTIVE VIEWS
L-1 HAROSCAPE PLAN
L-2 PLANTING PLAN
L-3 PLANTING DETAILS
L-4 IRRIGATION PLAN
L-5 IRRIGATION DETAILS
L-6 IRRIGATION DETAILS
L-7 IRRIGATION SPECS
L-8 WATER EFFICIENCY PL.AN
L-9 LIGHTING PLAN
PROJECT DATA PROJECT NAME
OWNER
SANSON ADDITION
JUNE AND JIM SANSON
622 GLENMONT DRIVE
SOLANA BEACH, CA 92075
PROJECT ADDRESS
A.P.N.
LEGAL DESCRIPTION
BASE ZONE
263-095-13-00
BLK FLOT 5
LMRd
OVERLAY ZONE(S) COASTAL
SCALED RESIDENTIAL OVERLAY
REQUIRED SETBACKS FRONT: 20'-0'
REAR: 25'-0'
SIDE (EXTERIOR):5'-0"
EASEMENTS N/A
REQUIRED PERMITS BUILDING PERMIT
BUILDING CODE(S) 2019 CBC, CEC, CMC, CPC & CRC
CONSTRUCTION TYPE VB
OCCUPANCY R3
SPRINKLERS (YES/NO) YES {REQUIRED)
STORIES 2 STORIES WI BASEMENT
PROPOSED MAX HEIGHT 22'-11 "
FIRE HAZARD ZONE VERY HIGH FIRE H.A.ZAAD SEVERITY
ZONE
SCOPE OF WORK NEW SINGLE FAMILY RESIDENCE
ASSOCIATED GRADING. LANDSCAPE. AND HARDSCAPE
VICINITY MAP
· ~
·-PROJECT
LOCATION
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03/03/2020
OAP SUBMITTAL 01
07/02/2020
OAP SUBMITTAL 02
08/20/2020
f---o_R_P _su_B_M_ITT_ A_L_o,_---( 11
09/29/2020
STORYPOLE UPDATES
12 GENERAL NOTES
1. APPROVAL OF THIS GRADING PLAN DOES NOT CONSTITUTE
APPROVAL OF VERTICAL OR HORIZONTAL AUGNMENT OF ANY
PR/VA TE ROAD SHO~ HEREIN FOR PUBLIC ROAD PURPOSES
2. ANAL APPROVAL OF THESE GRADING PLANS JS SUBJECT TO
FINAL APPROVAL OF THE ASSOCIATED IMPROvf:MENT PLANS
»HERE APPLJCABLE. FINAL CURB GRAD£ ELEVATIONS MAY
REQUIRE CHANGES IN THESE PLANS.
J. IMPORT MATERIALS SHALL BE LEGALLY OBTAINED.
4. A SEPARA1E PERMIT FROM THE CITY ENGINEER VnLL BE
REOUIRED FOR ANY WORK IN THE PUBLIC RIGHT-OF-WAY.
5. ALL SLOPES 0>£R 1HREE /3) FEET IN HEIGHT SHALL BE
LANDSCAPED AND !RR/GA TED.
5. THE CONTRACTOR $HALL YER/FY THE EXISTENCE ANO LOCA 110N OF ALL U11LJ11£5 BEFORE COMMENCING WORK. NOTICE OF
PROPOSED WORK SHALL 8£ GIVEN TO THE FOLLOWING AGENCIES:
UNDERGROUND $.A (800)-227-2600
7. A SOILS REPORT SHALL 8£ PROvlDED AS REQUIRED BY THE
CITY OF SOLANA BEACH PRIOR TO ISSUANCE OF A GRADING
PERMIT
B. APPROVAL OF THESE PLANS BY THE CITY ENGINEER DOES NOT AUTHORIZE ANY WORK OR GRADING TO BE PERFORMED UN11L
THE PROPERTY OWNER'S PERMISSION HAS BEEN OBTAINED AND A VALJD GRAD!NG PERMIT HAS BEEN ISSUED.
9. THE CITY ENGINEER'S APPROVAL OF THESE PLANS DOES NOT CONS11TUTE THE BUILDING OFFICIAL'S APPROVAL OF ANY
FOUNDA 110N FOR STRUCTURES TO 8£ PLACED ON THE AREA
COVERED BY THESE PLANS. NO WAIVER OF THE GRADING
ORDINANCE REOUIREMENTS CONCERNING MINIMUM COVER O\tf'R
EXPANSIVE SOIL$ IS MADE OR IMPLJED.
10. ALL OP£RA1IONS CONDUCTED ON THE PREMISES, INCLUDING THE WARMING UP, REPAIR, ARRIVAL. DEPARTURE OR RUNNING OF
TRUCKS, EARTHMOWNG EOUIPMENT, CONSTRUCTION EOUIPMENT
AND ANY OTHER ASSOCIATED GRADING EOU!PMENT SHALL BE
UM/TED TO THE PERIOD BEIB£EN 7: 00 a.m. AND 6: 00 p.m
EACH DAY, MONDAY THROUGH FRIDAY, AND NO EARTHMO'v1NG OR GRADING OPERA 110NS SHALL BE CONDUCTED ON TH£ PREMISES ON SA TIJRDA YS, SUND A Y5 OR HOU DAYS IHTHOUT THE »RITTEN PERMISSION OF THE CITY ENGINEER.
11. ALL MAJOR SLOPES SHALL BE ROUNDED INTO EXIS11NG TERRAIN TO PRODUCE A CONTOURED TRANSl110N FROM CUT OR FILL
FACES TO NA1URAL GROUND AND ABUTTING CUT OR FILL FACES
12. N0™1THSTANDJNG THE MINIMUM STANDARDS SE:T FORTH IN THE
GRADING ORDINANCE, AND NOTWITHSTANDING THE APPROVAL OF
THESE GRADING PLANS, TH£ PERM/TT££ IS RESPONSIBLE FOR THE PREV£.NTION OF DAMAGE TO THE ADJACENT PROPERTY. NO
PERSON SHALL EXCAVATE ON LAND SO CLOSE TO THE
PROPERTY UN£ AS TO ENDANGER ANY ADJOINING PUBLJC STREET, SIDEWALK, ALLEY, FUNC110il OF ANY SEWAGE DISPOSAL SYS7fM, OR ANY OTHER PUBUC OR PRIVATE PROPERTY Vt1THOUT
SUPPOi?nNG AND PROTEC11NG SUCH PROPERTY FROM SITTl.JNG.
CRACKING, EROSION, SILTING SCOUR OR OTHER DAMAGE WHICH
MIGHT RESULT FROM THE GRADING DESCRIBED ON THIS PLAN
THE CITY lffLL HOLD THE PERMJTTEE RESPOi-lS/BLE FOR
CORRECTION ON NON-DEDICATED IMPROVEMENTS WHICH DAMAGE
ADJACENT PROPERTY.
13 SLOPE RA710S: CUT 1:2 FILL 1:2
CUT: 390 CY FILL: 70 CY EXPORT: 320 CY
(NOTE: A SEP ARA TE VALID PERMIT MUST EXIST FOR OFFS/1[ IMPORT OR EXPORT AREAS.)
u THE 0UAN1111£S £S TJMA 1f0 ABOVC ARE FOR PERMIT
PURPOSES ONLY AND SHOULD NOT BE USED FOR COil$1RUC110N
BIOS. CONTRACTORS ARE R£$PONS/BLE FOR THEIR OWN
EARTHWORK OUAN1111ES.
14_ SPECIAL CON01110NS: IF ANY ARCHAELOGICAL RESOURCES ARE DISCOVERED ON THE SITE or THIS GRADING DURING GRADING
OPERA 710NS, SUCH OPERA 110NS "1LL CEASE /MMEDIA TEL Y, AND THE PERM!TTEE Vt1LL N011FY THE CITY ENGINEER or THE DISCO\tf'RY. GRADING OPERATIONS IHLL NOT COMMENCE UNTIL THE PERM/IT££ HAS RECEIVED WRITTEN AUTHORITY FROM TH£
CITY ENGINEER TO DO SO.
15- ALL GRADING SHOl+tl ON TH/$ PLAN SHALL BE COMPLE1fD AS A SINGULAR UNIT lffTH NO PROWS/ON FOR PARTIAL RELEASES.
SHOULD IT BE ANT/Cf PA T£D THAT A PORTION OF THIS PROJECT 8£ COMPLETED SEPARATELY, A SEPARATE PLAN AND PERMIT
APPUCATION SHALL BE SUBMITTED FOR APPROVAL.
16, THE CONTRACTOR SHALL NOTIFY THE CITY OF SOLANA BEACH 858-720.2470 24 HOURS BEFORE GRADING OPERATIONS BEGIN.
17. FINISHED GRADING AND PLANTJNG SHALL BE ACCOMPLISHED ON ALL SLOPES PRIOR TO OCTOBER 1, OR IMMEDIATELY UPON
COMPLETION OF ANY SLOPES GRADED BETW££N OCTOBER 1 AND
APRIL 1 PRIOR TO ANY PLANTING, ALL LANDSCAPING SHALL BE APPROV£D BY THE PLANNING DEPARTMENT AT THE DE\tf'LOPMENT
REVIEW STAGE, OR BY SEP ARA TE LANDCSAPE PLAN
18 ALL OFF-SITE HAUL ROU7ES SHALL 8£ SUBMITTED BY THE
CONTRACTOR TO THE CITY ENGINEER FOR APPROVAL 72 HOURS
PRIOR TO THE BEGINNING OF WORK.
19 UPON FINAL COMPLETION OF THE WORK UNDER THE GRADING
PERMIT, BUT PRIOR TO ANAL GRADING APPROVAL ANO/OR FINAL RELEASE or SECURITY, AN AS-GRADED CERT/FICA TE SHALL BE PROWDED STATING: #THE GRADING UNDER PERMIT No SBGR-216
HAS BEEN PERFORMED IN SUBSTANTIAL CONFORMANCE K-1TH THE APPRO\IITJ GRADING PLAN OR AS SHOtt-N ON THE ATTACHED
AS-GRADED PLAt-r. THIS STATEMENT SHALL BE FOLLO\\-£D BY THE DA TE AND SIGNA TUR£ OF THE CML ENGINEER WHO
CERTIFIES SUCH A GRADING OPERATION
20 THE CONTRACTOR SHALL DESIGN, CONSTRUCT, AND MAINTAIN ALL SAFETY DEWCES INCLUDING SHORING, AND SHALL 8£
RESPONSIBLE FOR CONFORMING TO ALL LOCAL. STATE. AND
FEDERAL SAFETY AND HEALTH STANDARDS, LAWS AND
REGULATION$
SEWERMAI""
I 22.45' --- ROAD WIOTH
WATER PROTECT
IN PLACE
GRAT~ EX. 12"
PROTE~ \ PIPE PLACE _
,;,
TOEX.
PRELIMINARY GRADING PLAN
PROPOSED
------------ 6~' -----1--~------c-!'-,ii,'-
ATTACHED GARAGE
Ff•195.00
PAD=194.33
MAIN LEVEL
FF=205.43
w
> 0::
Cl
1-
z
0 ::l:
z
..J
w
(!)
1 EPMATCH
EXISITNG 1
TC MATCH
EXISITNG
EROSION CONTROL NOTES
1. STORM WA7FR ANO NON-STORM WATER DISCHARGE CONTROL: BEST MANAGEMENT PRACTICES SHALL BE DEVELOPED AND IMPLEMENTED TO MANAGE STORM WATER AND NON-STORM WAT£R DISCHARGES FROM THE ${TE AT ALL 11MES DURING EXCAVATION AND GRADING ACnvrTIES
2. EROS/ON AND SEDIMENT CONTROL: EROSION PREVENTION SHALL 8£ EMPHASIZED AS THE MOST IMPORTANT MEASURE FOR KEEPING SEDIMENT ON SrrE DURING EXCAVATION AND GRADING ACTMTTES,
SEDIMENT CONTROLS SHALL BE USED AS A SUPPLEMENT TO EROSION PREVENTION FOR KEEPING SEDIMENT ON SfTE.
3. EROSION CONTROL ON SLOPES SHALL BE MfiGATED BY INSTALUNG LANDSCAPING AS PER APPROVED LANDSCAPE PLANS AS REOUIRED BY THE DEVELOPMENT REVIEW CONDfiONS, OR BY TEMPORARY EROSION CONTROL CONFORMING TO THE FOLLOWING:
NON-JRR/GA[rn HYQfWSffD MJX WITH
J../lUM;B£. 20
A F/Bffl MATRIX APPLIED AT 4 DOD I BIACRF
g PUR/JYIACRE ATRIPLEX
~
GLAUCA
PLANTAGE INSULAR/$
ENCEL/S FARINOSA
LOTUS SCOPARIUS
EXCHSCHOLTZIA CALIF.
50 8
6 7
91 70% PLUS
SCARIFIED
so;; PLUS
4. THE TOPS OF ALL SLOPES TALLER THAN 5' SHALL BE DIKED OR TRENCHED TO PREVENT WA1fR
FLOWING OVER CRESTS OF SLOPES,
5. CATCH BASINS, DES!LTTNG BASINS, AND STORM DRAIN SYSTEMS SHALL 8£ INSTALLED TO THE SATISFACTION OF THE CIT( ENGINEER.
6. SAND BAG CHECK DAMS, SILT FENCES, FIBER ROLLS OR OTHER APPROVED BMP'S SHALL BE PLACED IN UNPAVCD AREAS WfTH GRADIENTS IN EXCESS OF 2%, AS W£LL AS AT OR NEAR EV£RY POINT WHERE CONC£NTRA1fD FLOW LEAVE THE sm:.
7. SAND BAGS SHALL BE PLACED ON THE UPSTREAM SIDE OF ALL DRAINAGE INLETS TO MINIMIZE $/LT BUILDUP IN THE INLETS AND PIPES.
8. THE CONTRACTOR SHALL REPNR ANY ERODED SLOPES AS DIRECTED BY THE OFFICE OF THE CfTY ENGINEER.
9. THE CONTRACTOR SHALL SWEEP ROADWAYS AND ENTRANCES TO AND FROM THE SrrE ON A REGULAR BASIS TO KEEP THEM FREE OF SOIL ACCUMULATION AND AT ALL OTHER TIMES DIRECTED BY TH£ CITf ENGINEER.
10. THE CONTRACTOR SHALL WATER SITE ON A CON11NUOU5 BASIS TO MINIMIZE AIR BORNE DUST CREATED FROM GRADING AND HAULJNG OPERATIONS OR EXCESSIVE WIND CONDfiONS, AND AT ALL TIMES DIRECTED BY TH£ CITf ENGINEER.
fl. IN THE EVENT SILT DOES ENTER THE EXISTING PUBLIC STORM DRAJN SYSTEM, REMOVAL OF THE SILT FROM THE THE SYSTEM WILL B£ DON£ AT THE DEVELOPER'S EXPENSE.
EXISTING CONDITION IMPERVIOUS: 5,035 SF
PERVIOUS: 5,765 SF
PROPOSED CONDITION IMPERVIOUS: 6, 155 SF
HAROSCAPE: J,046 SF
BUILDING: 3,109 SF
PERVIOUS: 4,345 SF PLANTERS: 530 SF
LANDSCAPE: 3,620 SF
BMP: 178 SF
VICINITY MAP /IOTTOSCAJ.E
LOT4
MAP2478
MAIN LEVEL
FF=205.-43
__J
FF=203.26
PAD=202.59
PRELIMINARY GRADING PLAN SCALE: 1• = 10'
1W@:FG203.3
BW@: FG 202.8
EX.203.3
t-------------------------+---..--EN_a_INE_E_R_o_F_w_o_RK ______ + __ :..:.c1:..:.TY=AP:..:.P:..:.R:..:.o:..:.VE:.:D:...C:.:HAN=:..:.G:::ES=--+AP=P.:.'D+D:.:A:::T.:.iE RECOMMENDED FOR APPROVAL APPROVED FOR CONSTRUCTION ~ y: ________ Date:
Drawn By rune: BRIAN ARDOLINO
R.C.E. 71651 Exp, 12LJU2.1
By:
Review Engineer
f-------------4---+---loatc: ___ _
By:
City Engineer
Date; ___ _
12 II
II
II
II
EXISTING 6.0'
DRAINAGE EASEMENT
PER MAP2478
201i!:===:::::;;:;::==~
BENCHMARK
206.5
204.0
ENCE
TO REMAIN
EPERATION
LEGAL DESCRIPTION LOT 5 IN BLOCK •r• OF MARVIEW HEIGHTS UNIT NO. 2, IN THE CITY OF SOLANA BEACH, COUNTY OF SAN DIEGO, STATE OF CALJFORNIA, ACCORDING TO THE MAP THEREOF NO. 2478, ALEO IN THE omcE OF THE COUNTY RECORDER OF SAN DIEGO COUNTf, ON JUNE 21, 194-ll A.P.N.:
SITE ADDRESS :
O'NNERIPERMITTEE:
TOPOGRAPHIC SURVEY :
WORK TO BE DONE
263-095-13
622 GLENMONT ORNE
SOLANA BEACH, CA 92075
JIM AND JUNE $ANSON
622 GLENMONT DRIVE
SOLANA BEACH, CA 92075
SAMPO ENGINEERING, INC.
(760)-436-0660
THE IMPROVEMENTS CONSIST OF THE FOLLOWING WORK TO BE DONE ACCORDING TO THESE PLANS AND THE LATEST EDfiONS OF:
STANDARD SPECIFICATIONS
(1) STANDARD SPECIFICATION$ FOR PUBLIC WORKS CONSTRUCTION INCLUDING THE REGIONAL SUPPLEMENTAL AMENDMENTS.
(2) CALIFORNIA DEPARWENT OF TRANSPORTA110N #MANUAL OF TRAFFIC CONTROLS FOR CONSTRUCTION ANO MAINTENANCE WORK ZONES•
(3) STATE OF CALJFORNIA, DEPARTMENT OF TRANSPORTATION STANDARD SPECIFICATIONS
STANDARD DRAWINGS
/1) SAN DIEGO REGIONAL STANDARD DRAWINGS
(2) 5TA1r OF CALIFORNIA, DEPARTMENT OF TRANSPORTATION STANDARD PLANS LEGEND
~R/PTION
PROP£R1Y UN£
C£NTERUN£ OF ROAD
PROPOSED SIJB1CKS
PROPOSED HNlDSCAPE PER W/05CAP£ ARCHITI:CT PWIS
PROPOSED CO/fTOUR UN£
I: ,·:. -.·::-.·1 -----J51-----
EXISTTNG CO/lfOUR U/IE
PROPOSED MASONRY RfJAfNING WALL PER PW/
O'NNER'S CERTIFICATE
I, -===-c=cc-,====== AS OWNER/DEVELOPER OF THE PROPERTY DESCRIBED HEREIN ACKNOWLEDGE THESE PLANS HAVE BEEN PREPARED AT MY DIRECTION WITH MY FULL CONSENT. I FULLY UNDERSTAND AND ACCEPT THE TERMS AND CONDITIONS CONTAINED HEREIN AND AS ATTACHED BY REfERENCE ON THIS GRADING PLAN.
IT /$ AGR££0 THAT FIELD CONDfiONS MAY REOLJ/RE CHANGES TO THESE PLANS.
IT IS FUR1H£R AGREED 1HAT 1HE OWNER /Df:vELOPER) SHALL HA>£ A REGISTERED CIVIL ENGJNEER MAKE SUCH CHANGES, ALTERATIONS OR ADDmONs TO THESE PLANS WHICH THE CfTY ENGINEER DETERMINES ARE NECESSARY AND DESIRABLE FOR THE PROPER COMPLETION OF THE IMPROVfMENTS.
I FURTHER AGRE£ TO COMMENCE WORK ON ANY IMPROVD.IENTS SHOWN ON THESE PLANS WfTHIN EXISTfNG CfTY RIGHT-OF-WAY WITHIN 60 !MYS OF THE CONSTRUCTION PERMIT AND TD PURSUE SUCH WORK ACT1VELY ON EVERY NORMAL WORKING DAY UNTIL COMPLETED, IRRESPECTf\1£ AND INDEPENDENT OF ANY OTHER WORK ASSOCIATED WfTH THIS PROJECT OR UNDER MY CONTROL.
JIM AND JUNE SANSON
622 GLENMONT ORN£ SOLANA BEACH, CA 92075
DECLARATION OF RESPONSIBLE CHARGE
DATE
/, BRIAN M. ARDOLJNO, HEREBY DECLARE THAT I AM TH£ ENGINEER OF WORK FOR THIS PROJECT, THAT I HAVE: EXCERCISED RESPONSIBLE CHARGE OVER THE DESIGN OF THE PROJECT AS DEANED IN SECTION 6703 OF TH£ BUSINESS AND PROFESSIONS CODE, AND TH£ DESIGN IS CONSISTENT WITH CURRENT STANDARDS AND THE CITY OF SOLANA BEACH RESOW110N No. 2007-170.
I UNDERSTAND THAT THE CHECK OF PROJECT DRAWINGS AND SPECIFICATIONS BY THE CITY OF
SOLANA BEACH JS CONFINED TO A REVIEW ONLY AND DOES NOT REUEVE ME OF RESPONSIBIUTIES FOR PROJECT DESIGN.
BY.,· _______________ _
BRIAN ARDOLINO RC£ No. 71651 EXP 12/31/2021 PASCO LARE'T SUTTER & ASSOCIATES EARTHWORK QUANTITIES :
Sm: GRADING (OUT5/0E OF 5TRUCTURE)c
CUT: 390 CY
FILL: 70 CY
EXCAVATION FOR FOOnNGS: 11 CY
REMOVAL & RECOMPACnON (UNDER STRUCTURE): 0 CY
TOTAL GRADING (CUT AND FILL OUTSIDE & BELOW STRUCTURE) : 471 CY TOTAL EXPORT: 320 CY
• EARTHWORK QUANT/TIES ARE ESTIMATED FOR PERMIT PURPOSES ONLY AND REPRESENT COMPACTED (IN PLACE) VOLUMES ONLY. THESE VALUES AR£ CALCULATED ON A THEORET!CAL BASIS. ACTUAL OUANTIT1£5
MAY VARY DUE TO OBSERVED SHRINKAGE ANO/OR SWELL FACTORS SCALE: 1" = 10'
I 0 10 20 30
COASTAL COMMISSION PERMIT NO.
CITY OF SOLANA BEACH DRAWING NO.
PRELIMINARY GRADING PLAN FOR:
622 GLENMONT DRIVE SHEET2 OF2
PLSA 3196
Mf -4 TW206.5
LINEOF
EXISTING\
m_, GRADE \
3.0'
UTILITY
EASEMENT
r 3.S'MIN.
SECT/ONA-A SCALE1'=2'
I
16.3'
D.G.
PL
I
I
I
ENGINEER OF WORK
PRELIMINARY GRADING PLAN
PL 3.0'
I EASEMENT
I
4.5'
EASEMENT 7 rLINEOF EXISTING
GRADE I
I
l '~-~-~-r-r--r-.-.-'-,-,-
i I
i
I
I 11
I BASIN PER
DETAIL THIS __ 1_9_1_~ PAGE
I
I ~' LINEOF~
EXISTING
GRADE
5.0'
FG = 197.1
SECT/OND-D
SCA!.£1"=2'
Q_4"STORM
DRAIN PIPE
SECTIONB-B
SCALE1'=2'
CTTY APPROVED CHANGES APP'D DATE
5.8'
TW202.1
~
VICINITY MAP NOTTDSCALE
RECOMMENDED FOR APPROVAL
. - FF= 203.26
PERVIOUS
PAVER
SPILLWAY
~
5,0'
SYSB _J
+06' ~---~ I
SECTIONC-C SCALE1'=?
nv198.1
IE=195.5
I
2~ NON•FLOATING MULCH
18" LAYER ENGINEERED
SOIL "SEE NOTE BELOW
a BIORETENTION "ENGINEERED SOIL" LAYER SHALL BE MINIMUM 18h DEEP "SANDY LOAM~ SOIL MIX WITH NO MORE THAN 5% CLAY CONTENT. THE MIX SHALL CONTAIN 50-60% SAND, 20-30% COMPOST OR HARDWOORD MULCH, AND 20-30% TOPSOIL.
BIORETENTION DETAIL NOT10SCALE
VOID FII.LER-/' TOj '(NO.BJ
AGGREGATE IN VOIDS
8BJDiNG COURSE·2'THICK
DFj"TOj'{IIO.BJAGGREGATE
CHOKER COURSE-4' THICK
DFj • TOJ' (l/0.57) CRUSHED ROCK
WN.6'TH1CK
DFl" CRUSHED ROCK
SOIL SUBGRADE
NOTE NOTTO SCALE
PERV10US PAVERS WI
WN.j'VOID
6' X 16' PCC FLUSH CURB
OR DEEPENED Cr1 CURB
-ALL AGGREGATE MUST BE Cl.EAJIINASHEDAIIO FREE OF FINES {SAND, S~T, ffi:.J -THE fl\\1cRS SHALL NOT BE SEALED ONCE THE VOID RLJ.ER HAS BEEN ADDED -EACH COURSE SHALL BE YlBRATDRY COMPACTED 8£FDRE PLACEMENT DF NEXT COURSE -NO IMPERVIOUS LINER OR FII.TER FABRIC IS TO BE USED
.sF'ECIALAPPROVAL REQUIRED FOR USE IN HfGHLY EXPANSJVE SO!L ~ SUBDRAIN MAY BE REQUiRED "CONSTRUCTION NOTE:
~VERS ro B£ COVERED AND PROTECTED DURING CONSTRUCTION
w
(J
11:
Ii!
::,
(J
ROLLED CURB DETAIL
APPROVED FOR CONSTRUCTION BENCHMARK
LEGAL DESCRIPTION LOT 5 IN BLOCK T' OF Y.ARVIE.W HEIGHTS UNfT NO. 2, IN THE CfTY OF SOLANA BEACH, COUN1Y OF $AN DIEGO, STAT£ OF CAUFORNIA, ACCORDING TO TH£ MAP THEREOF NO. 2478, FILED IN THE omcE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY. ON JUNE 21, 194ll A.P.N.:
SITE ADDRESS :
O'M-JERJPERMITTEE:
TOPOGRAPHIC SURVEY :
WORK TO BE DONE
263-095-13
622 GLENMONT ORNE
SOLANA BEACH, CA 92075
JIM AND JUNE SANSON
622 GLENMONT DRIV£
SOLANA BEACH, CA 92075
SMf PO ENG!NffR/NG, INC.
(760)-436-0660
THE IMPROVEMENTS CONSIST OF THE FOLLOWING WORK TO BE OONE ACCORDING TO THESE PLANS AND THE LATEST EDffiONS OF:
STANDARD SPECIFICATIONS
(1) STANDARD SPECIFICATIONS FOR PUBUC WORKS CONSTRUCTION INCLUDING TH£ REGIONAL
SUPPLEMENTAL AMENDMENTS,
(2) CAUFORNIA DEPARTMENT OF TRANSPORTATION "MANUAL OF TRAFFIC COtlrROLS FOR CONSTRUCTION AND MAJNTENAflCE WORK ZONES"
(J) STATE OF CAUFORNJA. DEPARTMENT OF TRANSPORTATION STANDARD SPECIFICATIONS
STANDARD DRAWINGS
(1) SAN DIEGO REGIONAL STANDARD DRAWINGS
(2) STATE OF CALJFORNIA, DEPARTMENT OF TRANSPORTATION STANDARD Pl.ANS LEGEND
~RIPTION
PROPERIY UN£
CENTERUNE OF ROAD
PROPOSEO SETBACKS
PROPDSED HARDSCAPE PER W/DSCAP[ ARCHITECT Pl.ANS
PROPOSED COi/TOUR UN[
I•- ,',► .• ·.',► .:-.,1
-----151-----
EXISTING CONTOUR UN£
PROPOSED MASONRY RITAfMNG WALL PER PW/
O'M-JER'S CERTIFICATE
I. ·==c-c=:::--c=====;;,- AS OWNER/DEVELOPER OF THE PROPERTY DESCRIBED HEREIN ACKNOWLEDGE THESE PLANS HAVE BEEN PREPARED AT MY DIRECTION WITH MY FULL CONSENT. I FULLY UNDERSTAND AND ACCEPT THE TERMS AND CONDffiONS CONTAINED HEREIN AND AS ATTACHED BY REFERENCE ON THIS GRADING PLAN.
IT JS AGREED THAT F1£LD CONDmONS MAY REOUIRE CHANGES TO THESE Pt.ANS.
IT IS FURTHER AGREED THAT THE OWNER (DEVELOPER) SHALL HAVE A REGISTERED CML ENGINEER MAK£ SUCH CHANGES, ALTERATIONS OR AODffiONS TO THESE Pf.ANS WHICH THE CITY ENGINEER DETERMINES ARE NECESSARY AND DESIRABLE FOR TH£ PROPER COMPLETION
OF THE IMPROVEMENTS
I FURTHER AGRE£ TO COMMENCE WORK ON ANY IMPROVEMENTS SHOWN ON THESE Pl.ANS WfTHIN EXISTING CITY RIGHT-OF-WAY WITHIN 60 DAYS OF THE CONSTRUCTION PERMfT AND TO PURSUE SUCH WORK AC1M"LY ON MRY NORMAL WORKING DAY UNTIL COMPLETED, IRRESPEcnvE AND INDEPENDENT OF ANY OTHER WORK ASSOCIATED WfTH THIS PROJECT OR UNDE:R UY CONTROL.
JIM AND JUNE SANSON
622 GLENMONT ORN[ SOLANA BEACH. CA 92075
DATE
DECLARATION OF RESPONSIBLE CHARGE
I, BRIAN M. ARDOLINO, HEREBY DECLARE THAT I AM THE ENGINEER OF WORK FOR TH/$ PROJECT, THAT I HAV£ EXCERCISED RESPONSIBLE CHARGE OVER THE DESIGN OF TH£ PROJECT AS DEF1N£D IN SECTJON 6703 OF THE BUSINESS AND PROFESSIONS CODE, NJD THE D£5/CN IS CONSISTENT WITH CURRENT STANDARDS AND THE CITY OF SOLANA BEACH RESOLUTION No. 2007-170.
I UNDERSTAND THAT THE CHECK OF PROJECT DRAWINGS ANO SPEC/F1CATIONS BY THE CFTY OF SOL.ANA BEACH IS CONFINED TO A REVIEW ONLY AND DOES NOT RELIEVE ME OF RESPONS/8/LffiES FOR PROJECT DESIGN
BY:· _______________ _
BRIAN ARDOLJNO RC£ No. 71651 EXP 12/31/2021
PASCO LARIT 5/JTIER & ASSOCIATES
EARTHWORK QUANTITIES :
SITE GRADING (OUTSIDE OF STRUCTURE):
CUT: J90 CY
F1LL: 70 CY
EXCAVATION FOR FOOTINGS· 11 CY
REMOVAL & RECOMPACTION (UNDER STRUCTURE): 0 CY
TOTAL GRADJNG (CUT AND FILL OUTSIDE & BELOW STRUCTURE) 4-71 CY TOTAL EXPORT: J20 CY
~ [ARTl-fWORK QUANTITIES ARE ESTIMATED FOR PERMfT PURPOSES ONLY AND REPRESENT COMPACTED (IN PLACE) VOLUMES ONLY. THESE
VALUES ARE CALCULATED ON A THEORETICAL BASIS ACTUAL OUANTITIES
MAY VARY DUE TO OBSERVED SHRINKAGE N-ID/OR SWELL FACTORS SCALE: 1" = 10'
i 0 10 20 30
COASTAL COMMISSION PERMIT NO
CITY OF SOLANA BEACH DRAWING NO.
PRELIMINARY GRADING PLAN FOR·
~ y: ________ Date: __ ~/-::::::::::::::::::::::::::::::::::::::::::::::::::t::::::.:t::::.:::j By: -R,-v-ic-w-E,-g-inc-_" _________ _ Drawn By ,. ame: BRIAN ARDOLINO r R.C.E. 71651 Exp: 12fl1L.2.I f---------------+--+--1 Date-: ___ _ Date; ___ _ 622 GLENMONT DRIVE SHEET 1 OF2
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FIRE CONDITIONS l. ACCESS ROAD MINIMUM DIMENSIONS:
FIRE APPARATUS ACCESS ROADS lNDENTIFlES AS
CIRCULATION ELEMENT ROADS AND AREAS WITHIN THE
VERY HIGH FIRE HAZARD SEVERITY ZONE SHALL HAVE AN
UNOBSTRUCTED IMPROVED WIDTH OF NOT LESS THAN
24 FEET AND ALL OTHER ROADS SHALL BE NOT LESS
THAN 20 FEET; CURB LINE TO CURB LINE. EXCEPTIONS:
SINGLE-FAMILY RESIDENTIAL DRIVEWAYS; SERVING NO
MORE THAN lW'O-SINGLE FAMILY DWELLINGS, SHAU.
HAVE MINIMUM OF 16 FEET, CURB LINE TO CURB LINE, OF
UNOBSTRUCTED IMPROVED WIDTH. ACCESS ROADS
SHALL BE DESIGNED AND MAINTAINED TO SUPPORTTHE
IMPOSED LOADS OF NOT LESS THAN 75,000 POUNDS AND
SHALL BE PROVIDED WITH AN APPROVED PAVED
SURFACE TO PROVIDE ALL-WEATHER DRlVlNG
CAPABILITIES ANO PROVIDE A VERTICAL CLEARANCE OF
NOT LESS THAN 13 FEET AND 6 INCHES.
2. OBSTRUCTION OF ROADWAYS DURING CONSTRUCTION:
ALL ROADWAYS SHALL BE A MINIMUM OF 24 FEET IN
WIDTH DURING CONSTRUCTION AND MAINTAINED FREE
AND CLEAR, INCLUDING THE PARKING OF VEHICLES, !N
ACCORDANCE WITH THE CALIFORNIA FIRE CODE AND
ENCINITAS FIRE DEPARTMENT.
3. FIRE HYDRANTS ANO FIRE FLOWS: THE APPLICANT SHALL
PROVIDE FIRE HYDRANTS OF A TYPE, NUMBER, ANO
LOCATION SATISFACTORY TO THE SOLANA BEACH FIRE
DEPARTMENT. A LETTER FROM THE WATER AGENCY
SERVING THE AREA SHALL BE PROVIDED THAT STATES
THE REQUIRED FIRE FLOW IS AVAILABLE. FlRE HYDRANTS
SHALL BE OF A BRONZE TYPE. MULTI-FAMILY
RESIDENTIAL OR INDUSTRIAL FIRE HYDRANTS SHALL
HAVE TWO (2) 4" INCH ANO TWO (2) 2 %" INCH NST
OUTLETS. RESIDENTIAL FIRE HYDRANTS SHALL HAVE
ONE (1) 4" INCH NST OUTLET, AND ONE (1) 2 '/2" INCH NST OUTLETS.
4. ADDRESS NUMBERS: STREET NUMBERS: APPROVED
NUMBERS AND/OR ADDRESSES SHALL BE PLACED ON
ALL NEW AND EXISTING BUILDINGS AND AT APPROPRIATE
AODmONAL LOCATIONS AS TO BE PLAINLY VISIBLE AND
LIEGIBLE FROM THE STREET OR ROADWAY FRONTING
THE PROPERTY FROM EITHER DIRECTION OF APPROACH.
SAID NUMBERS SHALL CONTRAST WITH THEIR
BACKGROUND, AND SHALL MEET THE FOLLOWING
MINIMUM STANDARDS AS TO SIZE: 4" HIGH WITH A 1/2'
STROKE WIDTH FOR RESIDENTIAL BUILDINGS, 8' HIGH
WITH A 1/2" STROKE FOR COMMERCIAL AND MULTI·
FAMILLY RESIDENTIAL BUILDINGS, 12" HIGH WITH A 1'
STROKE FOR INDUSTRIAL BUILDINGS. ADDmONAL
NUMBERS SHALL BE REQUIRED WHERE DEEMED
NECESSARY BY THE FIRE MARSHAL, SUCH AS REAR
ACCESS DOORS, BUILDING CORNERS, AND ENTRANCES
TO COMMERCIAL CENTERS.
5. AUTOMATIC FIRE SPRINKLER SYSTEM-ONE AND TWO•
FAMILY DWELLINGS: STRUCTURES SHALL BE PROTECTED
BY AN AUTOMATIC FIRE SPRINKLER SYSTEM DESIGNER
AND INSTALLED TO THE SATISFACTION OF THE FIRE
DEPARTMENT. PLANS FOR THE AUTOMATIC FIRE
SPRINKLER SYSTEM SHALL BE APPROVED BY THE FIRE
DEPARTMENT PRIOR TO INSTALLATION.
6. FIRE RESISTIVE CONSTRUCTION REQUIREMENTS FOR
WILDLAND/URBAN INTERFACE AREAS: STRUCTURES
SHALL MEET All WILDLAND/URBAN INTERFACE
STANDARDS TO THE SATISFACTION OF THE FIRE
DEPARTMENT. STRUCTURES SHALL COMPLY WITH
CURRENT CALIFORNIA BUILDING CODE CHAPTER 7A.
7. CLASS "A" ROOF: ALL STRUCTURES SHALL BE PROVIDED
WITH A CLASS "A" ROOF COVERING TO THE
SATISFACTION OF THE SOLANA BEACH FIRE
DEPARTMENT.
8. BASEMENT: ALL BASEMENTS SHALL BE DESIGNED AND
EQUIPPED WITH EMERGENCY EXIT SYSTEMS CONSISTING
OF OPERABLE \•JlNOOWS, WINDOW WELLS OR EXIT DOOR
THAT'S LEADS DIRECTLY OUTSIDE VIA STAIRCASE AND
EXIT DOOR OR EXIT DOOR AT GRADE.
WINDOW WELLS/LIGHT WELLS THAT INTRUDE INTO SIDE
YARD OR BACKYARD SETBACKS OF FIVE FEET OR LESS,
SHALL REQUIRE A HINGED GRATING COVERING THE
WINDOW WELL/LIGHTWELL OPENING. THE GRATING
SHALL BE CAPABLE OF SUPPORTING A WEIGHT OF 250LB
PERSON; YET MUST BE ABLE TO BE OPENED BY
SOMEONE OF MINIMAL STRENGTH WITH NO SPECIAL
KNOWLEDGE, EFFORT OR USE OF KEY OR TOOL ANY
MODIFICATION OF PREVIOUSLY APPROVED PLANS
RELATED TO THIS CONDITION SHALL BE SUBJECT TO RE·
SUBMITTAL AND REVIEW BY CITY STAFF (FIRE, BUILDING,
PLANNING
..... ~ .. t6g~~ l ~ (200 FT AWAY) ,, :
;:
01.01 01.02
01.03 01.04
01.05 01.06
01.07 01.10
01.11 01.13
01.14 01.25
02.02 31.01
31.05 32.01
32.03 32.04
32.05 32.09
32.12 '.!%% i :. /
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KEYNOTES - SITE PLAN PROPERTY LINE
SETBACK LINE
25'-0' HEIGHT LIMIT
LINE OF ROOF ABOVE
REDUCTION OF EXISTING LEGAL
NON-CONFORMING STRUCTURE
EXTENT OF BASEMENT LEVEL
LINE OF FIRST FLOOR
EXISTING GRADE
PROPOSED GRADE
EXISTING FENCE TO REMAIN
NEW FENCE (6 Fr MAX HEIGHl)
150' HOSE PULL REACH
EXISTING BUILDING TO BE DEMOLISHED
DRIVEWAY PER CIVIL DRAWINGS
BMP BASIN PER CIVIL DRAWINGS
PLANTED AREA PER LANDSCAPE DRAWINGS
SITE STAIR PER LANDSCAPE DRAWINGS
POOL PER LANDSCAPE DRAWINGS
PAYERS PER LANDSCAPE DRAWINGS
TRASH ENCLOSURE PER LANDSCAPE DRAWINGS
RETAINING WALL PEA CIVIL DRAWINGS
SITE PLAN LEGEND
PROPOSED 1 ST FLOOR
PROPOSED 2ND FLOOR
HARDSCAPE; CONCRETE
HARDSCAPE; DECOMPOSED GRANITE
HAADSCAPE; PAYERS
LANDSCAPE
VICINITY MAP
.Coo ~-........PROJECT
LOCATION
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AREA TABULATION
LOT INFORMATION·
LOTS!ZE: 10,800SF
FLOOR AREA RATIO: 0.50 (FIRST 6,000 SF)
0.175 (FROM 6,001-15,000 SF)
0.10 (FROM 15,001-20,000 SF)
ALLOWABLE GFA: 3,84-0 SF MAX
EXISTING AREA BREAKDOWN rro BE DEMOLISHED)•
EXISTING 2ND FLOOR:
EXISITNG FIRST FLOOR· SUBTOTAL:
385SF
2 442 SF
2,827 SF
PROPOSED AREAS fNEW CONSTRUCTION)·
BASEMENT CALCULATION
BASEMENT AREA = 814 SF
BASEMENT PERIMETER 123' • 8"
EXPOSED SIDE LENGTH = 21' • 4" + 5' • 0' = 26' - 4• = 26.33 LF 2% FORMULA = 814 SF· 400 SF {GARAGE}
= 414 SF x 26.33 lF x 2%
= 218 SF COUNTED TOWARD GFA
AREAS INCLUDED TOWARD GFA
LOFT
F!RSTFLOOR
BASEMENT
SUBTOTAL
705SF
2916 SF
218SF
3,839 SF
AREAS NOT INCLUDED TOWARD GFA
ROOF DECK
FRONT DECK
REAR DECK SUBTOTAL
EARTHWORK INFOBMATIPN·
CUT: 390CY
FILL 70CY
EXPORT: 320 CY
LANDSCAPE INFORMATION·
NON•LANDSCAPED AREA:
NON•!RR!GATED LANDSCAPE;
IRRIGATED LANDSCAPE: 1
.VATER FEATURES:
DECORATIVE HARDSCAPE:
TOTAL LOT AREA
IRRIGATED LANDSCAPE;
WATER FEATURES:
DECORATIVE HARDSCAPE:
784 SF
554SF
390SF
1,728 SF
= 3,562.0
91.0 4,690.0
o.o 2,460.0
= 3,710.0
638.0
2,503.0
1,104.0
2,848.0
10,803 SF
AREA OF WORK 2,503.0
1,104.0
2,848.0
AGGREGATE LANDSCAPE AREA 6,455.0SF
GENERAL NOTES 1. All DIMENSIONS ARE MEASURED TO THE EXTERIOR OF
WALL SURFACES
FLOOR AREA LEGEND
~ UV!NGAAEA
~ GARAGE
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52' I. 13.50' EAVE!, I
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----------------·---------L---------------• ------------------ .24 ---ii.~r------- L 19.66' 3 00 ::1 9 00
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F G H K M N p
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17 18
19 21
22 23
24 25
26 27
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31 32
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35 36
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STORY POLES EXIST PROP C/f POLE TOP GRADE GRADE LENGTI-1 (EG) (PG) 222.72 220.86 202.30 1.86
216.26
225.50 220.90 202.ss 4.60
222.72 220.85 202.80 U6
216.26
222.06 220.92 202.59 U4
222.06 214.84 202.59 7.22
222.72 214.12 202.59 8.60
225.50 214.1S 202.59 11.35
222.72 214.06 202.59 8.66
216.25 220.46 202.l0 -4,20
216.26 220.46 202.80 -4.20
220.43 221.55 202.80 •l,12
220.43 21S.20 203.80 5.23
220.43 215.07 204.76 5.36
220.43 214.40 204.76 6.03
216.68 214.41 202.80 2.27
215.42 202.86 202.SO 12.56
209.26
215.42 201.90 194.33 13.52
219.24 202.24 194.33 17.00
215.42
215.72 202.35 194.33 13.37
215.72 213.24 203.26 2.48
214.22
219.24 213.32 203.26 S.92
217.74
21S.72 204.82 203.26 10.90
214.22
218.86 21S.06 204.76 3.80
219.16 21S.22 204.76 3.94
219.16 203.78 204.76 14.40
215.93 202.08 204.76 11.17
216.43 204.99 203.26 11.44
216.43 204.85 203.26 11.58
216.43 215.04 203.26 1.39
214.22 21s.20 203.26 -0.98
217.74 21S.23 203.26 2.51
214.22 204.29 203.26 9.93
220.43 214.89 204.76 5.54
220.43 215.65 204.76 4.78
209.26 201.37 203.26 6.00
209.26 200.57 194.33 8.69
209.26 202.08 194.33 7.18
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LOWEST
{EX/FIN)
20.42 22.95
19.92 19.47
19.47 20.13
22.91 20.13
13.96 13.46
17.63 16.63
15.67 15.67
13.88 12.62
21.09 24.91
21.39 12.46
1S.98
12.46 14.10
14.40 15.38
13.8S
13.17 13.17
13.17 10.96
14.48 10.96
15.67 15.67
7.89 14.93
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3. VIEW TO SOUTHEAST FROM FRONT OF HOUSE 6. VIEW TO SOUTH EAST FROM REAR YARD STORYPOLE UPDATES 12 A M
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KEYNOTES - FLOOR PLANS 01.01 PROPERTY LINE
01.02 SETBACK LINE
01.05 LINE OF ROOF ABOVE
01.13 LINE OF WALL ABOVE
01.14 9'-0" x 19'-0' PARKING SPACE
01.20 LINE OF CEILING CHANGE
05.01 GLASS GUARDRAIL
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01.05 LINE OF ROOF ABOVE
01.13 LINE OF WALL ABOVE
01.14 9•-0• x 19'-0' PARKING SPACE
01.20 LINE OF CE!UNG CHANGE
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KEYNOTES - FLOOR PLANS 01.01 PROPERTY UNE
01.02 SETBACK LINE
01.05 LINE OF ROOF ABOVE
01.13 LINE OF WALL ABOVE
01.14 9'-0' X 19'-0" PARKING SPACE
01.20 LINE OF CEILING CHANGE
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01.02 SETBACK LINE
01.09 EAVE PROJECTION INTO REQUIRED YARD
01.16 EXISTING OUTLINE OF HOUSE
01.17 LINE OF WALL BELOW, TYPICAL
01.18 LINE OF LOW ROOF/ DECK BELOW
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01.02 01.03
01.09 01.10
01.11 01 .12
01.13 01.14
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PROPERTY LINE
SETBACK LINE
HEIGHT LIMIT
EAVE PROJECTION INTO REQUIRED YARD
EXISTING GRADE
PROPOSED GRADE
BUILDING PROFILE BEYOND HEIGHT LIMIT CUT LINE
EXISTING FENCE TO REMAIN
NEW FENCE (6 FT MAX HEIGHT)
SKYLIGHT
STORY POLES EXIST
POLE TOf> GRADE
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216.26
225.SO
222.72
216.26
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220.90
220.86
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202.55
202.80
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LENGTH
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1.86 222.06 220.92 202.59 1.14
222.06 214.84 202.59 7.22
222.72 214.12 202.59 8.60
225.50 214.15 202.59 11.35
222.72 214.06 202.59 8,66
216.26 220.46 202.30 -4.20
216.26 220.46 202.80 -4.20
220.43 221.55 202.80 -1.12
220.43 215.20 203.80 5.23
220.43 215.07 204.76 5.36
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LOWEST
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19.92 19.47
19.47 20.13
20.13 13.96
13.46 17.63
16.63 15.67
220.43 214.40 204.76 6.03 15,67
216.68 214.41 202.80 2.27 13.88
215.42 202.86 202.80 12.56 12.62
215.42 201.90 194.33 13.52 21.09
219.24 202.24 194.33 17.00 24.91
215.42
215.72 202.35 194.33 13.37 21.39
215.72 213.24 203.26 12.46
214.22
219.24 213.32 203.26 5.92 15.98
217.74
12.46 214.22
218.86 215.06 204.76 3.80 14.10
219.16 215.22 204.76 3.94 14.40
219.16 203.78 204.76 14.40 15.38
215.93 202.08 204.76 11.17 13.85
216.43 204.99 203.26 11.44 13.17
216.43 204.85 203.26 11.58 13.17
216.43 215.04 203.26 1.39 13.17
214.22 21S.20 203.26 -0.98 10.96
217.74 215.23 203.26 2.51 14.48
214.22 204.29 203.26 9.93 10.96
220.43 214.89 204.76 5.54 15.67
220.43 21S.6S 204.76 4.78 15.67
209.26 201.37 203.26 6.00 7.89
209.26 200.S7 194.33 8.69 14.93
209.26 202.08 19•U3 7.18 14.93
EXT. FINISH SCHEDULE
MARK ELEMENT DESCRIPTION
0 STONE VENEER ROUGH FACED PROFJLE
® SIDING PAINTED WOOD
r,YHITE; HORIZONTAL)
© SIDING CEDAR (CLEAR STAIN; VERTICAL)
® ROOFING STANDING SEAM METAL
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® COPING CAP BLACK
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07/02/2020
DRP SUBMITTAL 02
4 08/20/2020
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STORYPOLE UPDATES
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01.09 01.1 0
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PROPERTY LI NE
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HEIGHT LI MIT
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EXISTING GRADE
PROPOSED GRADE
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EXISTING FEN CE TO REMAIN
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SKYLIGHT
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222.72 220.lli 202.80 1.16
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222.0li 220.92 202.59 1.14 19.47
222.06 214.14 202.59 7.22 19-"7
222.72 214 .12 202.59 1.50 20.13
225.50 214.15 202 .59 11.35 22 .91
222.12 214.06 202 .sg a .66 20.n
216.26 220.'6 202.30 •4.20 13.96
216.26 220.46 202 .80 •4.20 13.46
220,•O 221 .55 202.80 ·1.12 17.63
220.43 21 5.20 203.80 5.23 16.63
220.43 215.07 201.76 5.36 15.67
220.43 214.40 204.76 6.03 15.67
216.68 214.41 202.IO 2.27 13.88
215.42 202.16 202 .IO 12.56 12.62
209.26
215.42 201.90 194.33 13.52 21.09
219.24 202.24 194.33 17.00 24.91
215.72 202.35 194.33 13.37 2l.39
215.72 213.24 203.26 2.41
213 .32 203.26 5.92 15.91
217.74
21 5.72 204.12 203.26 10.90 12.46
211.16 215.06 204.76 3.80
219.16 215.22 204.76 3.94
219.16 203.78 204.76 14.AO 15.38
215.93 202.08 204.76 11 .17 13.85
216.43 204.99 203.26 11 .« 13.17
216.43 204.15 203.26 11.51 13.17
21641 215.04 203 .26 1.39 13.17
214.22 21 5.20 203.26 -0.91 10.96
215.23 203.26 2.51 14.41
214.22 204.29 203.26 9.93 10.96
220.43 21'.19 204.76 5.54 15.67
215.65 204.76 4.71 15.67
209.26 201.37 203.26 6.00 7.89
209.26 200.57 194.33 8.69 14.93
209.26 202 .0I 194.33 7.11 14.93
EXT. FINISH SCHEDULE
MAAK ELEMENT DESCRIPTION
@ STONE VENEER ROUGH FACED PROFltE
® SIDING PAINTED WOOD
{WHITT: HORIZONTAL)
© SIDING CEOAA (CLEAR STAIN; VERTICAL)
® ROOFING STANDING SEAM METAL
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® COP1NG CAP BLACK
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07/02./2020
DRP SUBMnTAL02
08/20/2020
f--D_R_P_su_B_M_ITT_ A_L_0_3 _ __,11
09/29/2020
STORYPOLE UPDATES
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__ P s_u_BM_ITT_A_L '-' ---i11
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STORYPOLE UPDATES
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NOTE:
ALL WORK SHALL BE COMPLETED IN ACCORDANCE WITH
STATE, FEDERAL AND LOCAL CODES, ORDINANCES,
LAWS, AND CALIFORNIA BUILDING CODE.
THE CONTRACTOR(S) SHALL VISIT THE SITE AND VERIFY
ALL DIMENSIONS AND EXISTING CONDITIONS PRIOR TO
SUBMITTING A BID. NOTIFY THE LANDSCAPE ARCHITECT
OF ANY DISCREPANCIES. THE CONTRACTOR IS
RESPONSIBLE FOR OBTAINING ALL REQUIRED PERMITS.
NO SUBSTITUTIONS SHALL BE MADE WITHOUT THE
OWNER'S AND ARCHITEcrs APPROVAL. CONTRACTOR
TO SUPPLY A 2'X2' SAMPLE PANEL FOR CONCRETE
FLATWORK, STONE VENEER, AND TILE FOR APPROVAL
PRIOR TO PURCHASE OR INSTALLATION. OWNER SHALL
APPROVE ALL COLORS, MATERIALS, AND FINISHES PRIOR
TO PURCHASE AND/OR INSTALLATION.
THE CONTRACTOR SHALL BE RESPONSIBLE FOR AND
SHALL REPLACE OR REPAIR ANY FAULT, IMPROPER OR
INFERIOR MATERIALS/WORKMANSHIP OR ANY DAMAGE
TO OTHER WORK RESULTING THERE FROM WITHOUT
COST TO THE OWNER (WITHIN ONE YEAR AFTER
COMPLETION AND ACCEPTANCE OF THE WORK UNDER
THIS CONTRACT).
THE CONTRACTOR SHALL CLEAN-UP, REMOVE AND
DISPOSE (IN A LEGAL MANNER) ALL DEBRIS AND WASTE
ATTRIBUTED TO THE JOB. JOBSITE SHALL BE
MAINTAINED ON A DAILY BASIS.
SQUARE FOOTAGE TABLE Area of Work0 (SF)
Irrigated Landscape 2,318.0
Water Features 0 859.0
Decorate Hardscaped 2,848.0
Aggregate Landscape Area• 6,025.0
SQUARE FOOTAGE TABLE
Existing (SF) Proposed
Total (SF)
Non-Landscaped Area• 3,562.0 3,710.0
Non-Irrigated Landscapeb 91.0 1,068.0
Irrigated Landscape 4,690.0 2,318.0
Water Features 0 0.0 859.0
Decorate Hardscaped 2,460.0 2,848.0
TOTAL LOT AREA 10,803.0 10,803.0
,l'------s·-e·-----,!<
10'-71"
Side elevation
I I
st n tile banding (typ.)
1 pa
pa
pa
pa
pa
stone/tile step treads (typ.)
roof line (overhead)
__ pa __
LOT6
MAP 2478
Front elevation
LUI 4
MAP 2478 3 12
-----------------
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© ~i::.:-~Q~ORTAR ANO GROUT All
®=-VENEER•MORTAR&GROUTINTO
@~~~~~~.EASED
EDGE.GRANITE SHALL BEAPPllEO BY
QUALIFIED SLAB CONTRACTOR. JOINT
SHALL NO BE VlS!SlE. BUFF ANO POLISH
ALL SUFACES. SEAL WITH GRANITE
SEALER. SET ON J• THICK CONCRETE
SUS-SLAB.
©~~~~!=~SUB-SLAB CONTRACTOR TO VERIFY APPROPRIATE
Cl.EA.RANCES REQUIRED UNDERNEATH
@ CONCRETE FOOTING
®~~P~~~~N;rR~~~- SIZE ENGINEER. REBAR SHOWN HEREIN IS
SOl~ELY FOR DESIGN INTENT
<v:~=TE~N~=TSUBGRADE •
RECOMMENDATION.
®~=R~~~cr~OTAU .
MONT FLUSH. CONTRACTOR SHALL
PROVIDE ELECTRICAL CONDUIT TO eaa UNIT FROM HOUSE.
®~CT~:~Lci:oC:~90 · CONNECTION FROM GAS METER TO BAR
AND SIZE APPROPRIATELY FOR BBQ UNIT.
@MANUAL SHUT-OFF VALVE.
Qj) AOJACEITT STEPS
@~~=~~~~~~~~~:ci:t· CONNECTION 'MTH MANUAL SHUT.OFF
VALVE.
@~c%~~~~~ACCESSDOOR
MANUFACTURER'S SPECIFICATIONS.
0=g~~~N~~HstW.L MANUAL SHUT-OFF VALVE.
@TOUCHIER LIGHT FIXTURE
@~ENT PA\/1NG • PER CONSTRUCTION
@~~~Al~io(=H~~LASTEO, '
@~!~~~~~~~i~~OBLASTEOJ,
®~==:J~t~~H=~
@ROOF TILE TO MATCH HOUSE
0 8' 16'
SCALE: 1/8"= 1'-0"
24'
LEGEND
[ID
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NOTES:
Integral Colored Concrete Driveway (6" thick over compacted base) Color to be Davis 'Sandstone' w/ Topcast #5 finish.
Address marker on wall - laser cut numbers (backlit)
Concrete curb • 6" high, monolithic• Integral color to be 'Sandstone' by Davis Colors w/ Topcast #5 finish.
Pedestrian entry stairs w/ concrete steps 16" treads x 6" risers). Integral color to be 'Sandstone' by Davis Colors w/ Topcast #5 finish.
CMU raised planters retaining walls w/ stone veneer. See civil plans for heights & Architect plans for finishes.
Pedestrian entrance walls w/ stone veneer. See civil plans for heights & Architect plans for finishes ..
DG w/ stabilizer over 90% compacted native sand base, Antique Gold or Equal. Surface shall support 75,000 lbs
CMU retaining walls w/ plaster finish to match house. See civil plans for heights & Architect plans for finishes.
CMU raised planters retaining walls w/ plaster finish to match house.
See civil plans for heights & Archttect plans for finishes.
Retaining wall per Civil drawings
Pizza oven
5" high horizontal wood slat fence and gate (pool legal - self closing) Patio • large format tile/stone veneer
4" thick concrete stepper over 90% compacted base & #3 rebar. Davis colors 'Sandstone' w/ Topcast #5 finish (+light acid wash) Bbq island, 36" SS grill, fridge, trash, leathered granite countertop, waterfall edge. Owner provide all appliances & cabinets - contractor to provide installation.
Raised Salt Water Spa (Separate Permit)· raised 18" from raised water basin, vanishing edge all sides, absolute black granite tile veneer, Pentair pump system w/ screenlogic II control.
Salt Water Pool (separate permit). Pebbletech plaster finish (color tbd), porcelain watertile, precast concrete coping (2.5" thick), 2 underwater speakers, Pentair pump system w/ Screenlogic II control. 18" deep pool baja shelf w/ bubblers.
4" thick concrete over 90% compacted base & #3 rebar. Davis colors 'Sandstone' w/ Topcast #3 finish (+light acid wash)
Pool steps - under water stairs w/ plaster finish to match pool finish - tread to be 16" & riser 8" high.
5' high raised pool bond beam I planter wall w/ plaster finish to match house. iinstall 3 scuppers / sheer descents.
Thickened pool bond beam / planter wall w/ stone veneer Synthetic lawn - SYNSCAPES 'Coronado Premium' or equal. Provide steel edging for border.
ALL WORK SHALL COMPLY WITH THE FOLLOWING CALIFORNIA STATE BUILDING CODES FOR CONSTRUCTION AND ASSOCIATED CITY OR COUNTY AMENDMENTS. 2016 California Residential Code (CRC) and/or 2016 California Building Code (CBC) as applicable.
2016 California Green Building Standards Code (CalGreen). 2016 California Electrical Code (CEC).
2016 California Plumbing Code (CPC).
2016 California Fire Code (CFC).
2016 California Building Energy Efficiency Standards (CBEES). 2016 California Mechanical Code (CMG).
North
32'
I AM FAMILIAR WITH THE REQUIREMENTS FOR THE
LANDSCAPE AND IRRIGATION PLANS CONTAINED IN THE
CITY'S WATER EFFICIENT LANDSCAPE REGULATIONS.
I HAVE PREPARED THIS PLAN IN COMPLIANCE WITH
THOSE REGULATIONS AND THE LANDSCAPE DESIGN
MANUAL. I CERTIFY THAT THE PLAN IMPLEMENTS
THOSE REG iTIONS TO PROVIDE EFFICIENT USE OF
WATER.
BRI
L-1 HARDSCAPE PLAN
::!! STONE :: GROVE :::: l A N n s C A p ( A R C H i f C r s 8:.0 ;,,:s~~-09 1-t·A'\1SiONE GBOVE:co
2CK)ti CEDROS AV8t..,E SOL/;N.A EEt<>- CA !:.CT5
CITY OF SOLANA BEACH DRAWING NO.
BBQ Details LANDSCAPE PLAN FOR:
622 GLENMONT DRIVE
Solana Beach, Ca. 92075 SHEET! OF9
s--
LOT6
MAP 2478
LOT4
MAP 2478
North
PLANT SCHEDULE
TREES BOTANICAL/ COMMON NAME CONT QTY WUCOLS HEIGHT
0 ARBUTUS UNEDO / STRAWBERRY TREE MULTI-TRUNK 36"BOX LOW 40' cJ ORACAENA DRACO/ DRAGON TREE 4a•eox VERY LOW 15'
0 OLEA EUROPAEA ·swAN HILL"' SWAN HILU OLIVE 4a•eox LOW 25'
SHRUBS BOTANICAL/ COMMON NAME SIZE QTY WUCOLS HEIGHT
0 AEON I UM CANARIENSE / AEONIUM 1 GAL LOW 1'
0 AEONIUM X 'KIWI'/ KIWI AEONIUM 1 GAL LOW 2'
0 AGAVE ATTENUATA/ AGAVE 5GAL 18 LOW 3'
0 AGAVE STRICT A/ HEDGEHOG AGAVE 5GAL 25 LOW 2'
◊ AGAVE X 'BLUE GLOW/ BLUE GLOW AGAVE 5GAL 25 LOW 1'
0 CARISSA MACRDCARPA 'GREEN CARPET/ GREEN CARPET NATAL PLUM 1 GAL 10 LOW 1' 0 CONVOLVULUS MAURITANICUS / MORNING GLORY 1 GAL 16 LOW 4' 0 DIANELLA REVOLUTA/ FLAX LILY 5GAL 29 LOW 2'
0 ECHEVERIA X 'AFTERGLOW/ AFTERGLOW ECHEVERIA 4"POT 23 LOW 1' 0 EUPHORBIA RIGIDA / YELLOW SPURGE 5GAL 16 LOW 2'
0 LAURUS NOBILIS / SWEET BAY 5GAL 71 LOW 1'
0 LAVANDULA ANGUSTIFOLIA 'MUNSTEAD' I MUNSTEAD ENGLISH LAVENDER 1 GAL 19 LOW 25' 0 OLEA EUROPEA 'LITTLE OLLIE' / DWARF OLIVE BUSH 5GAL 22 LOW 1' 0 ROSMARINUS OFFICINALIS "!RENE" TM/ !RENE TRAILING ROSEMARY 5GAL 11 LOW 4' • SEOUM RUPESTRE "ANGELINA"/ YELLOW STONECROP 1 GAL 19 LOW 2' 0 SENECIO VITALIS / BLUE CHALK FINGERS 1 GAL LOW 1'
0 YUCCA ROSTRATA/ BEAKED YUCCA 15GAL 4 VERY LOW 12'
BOTANICAL I COMMON NAME CONT SPACING QTY WUCOLS HEIGHT
CAREX TUMULICOLA / BERKELEY SEDGE 1 GAL 1s•o.c. 267 SF LOW 1' SYNTHETIC LAWN / SYN LAWN SYN LAWN 854SF
NOTES:
1. Any cut slopes more than five feet in height and any fill slopes more than three feet in height must be stabilized with reinforced straw matting and planted to prevent erosion. This includes the side slopes of the bio-retention basins.
2. 3" of top dress mulch must be installed to all areas where exposed soil is present.
3. A complete agronomic soils test must be performed prior to planting & the recommended amendments reviewed by the landscape architect of record prior to planting. The test must include pH, prganinc matter percentage, infilatration rate and a complete chemical analysis (NH4, NO3, N, P, K, Ca, Mg, SO4, Na, B, Cu, Zn, Mn, Fe ). The following test are also recommended: total exchange capacity (TEC), effective cation exchange (ECe) & sodium absorption ratio (SAR). Waypoint Analytical and Wallace Laboratories are sources for this test.
4. The soil prep must include, at a minimum, 4 cubic yards of compost/1 000SF incorporate to a depth of 6 inches into the soil.
5. At the lime of completion of the installation, a certificate of completion, using the City's form and signed by the licensed professional who prepared the landscape plans, will be required. The following must be submitted with the certification f completion form:
5.1. A copy of the agronomic soils report.
5.2. A maintenance schedule for planting & irrigation.
5.3. An irrigation schedule that delineates irrigation times and water usage consistent with the approved plan's estimated total water use (ETWU) and current Santa Fe Irrigation District Requirements.
L-2 PLANTING PLAN
-==11 STONE:: GROVE I AM FAMILIAR WITH THE REQUIREMENTS FOR THE
LANDSCAPE AND IRRIGATION PLANS CONTAINED IN THE
CITY'S WATER EFFICIENT LANDSCAPE REGULATIONS.
0 8' 16' 24' 32' :::: l A ~ tJ t { A f' [ A R ( H l T £ C T $
I HAVE PREPARED THIS PLAN IN COMPLIANCE WITH
THOSE REGULATIONS AND THE LANDSCAPE DESIGN
MIANUAL. I CERTIFY THAT THE PLAN IMPLEMENTS
THOSE REG ITTONS TO PROVIDE EFFICIENT USE OF
WATER.
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LANDSCAPE PLAN FOR:
622 GLENMONT DRIVE
Solana Beach, Ca. 92075 SHEET 2 OF9
A
F
TREE STAKING - 24" BOX
-
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END OF SECTION
LANDSCAPE PLAN FOR:
L-3 PLANTING DETAILS
::ii STONE:: GROVE :::: t A N t S C A P f A R C H ! "" [ C T S 858 3,~ ,1.19,,:; v.,;,r,:;STOME GRO\E cc
200 N GEOR02 A\1.:L.uE SOU4W\ BE/,::::H CA 12:'.t'°>f;
COASTAL COMMISSION PERMIT NO.
CITY OF SOLANA BEACH
622 GLENMONT DRIVE
Solana Beach, Ca. 92075
DRAWINGNO.
SHEET3 OF9
PROPOSED LO
TO BE VERIFY I
--s
DRIP SYSTEM LEGEND
SYMBOL
MAINLINE ANO LATERAL LINES SHOWN WITHIN
PAVING FOR CLARITY ONLY, ACTUAL MAINLINE
LOCATION TO BE A MINIMUM OF 18" OFF
ADJACENT HAROSCAPE AND OTHER OBSTACLES (lYP).
~ LOT4 1A~:1 ~MAP 2478 0
1 ri
-------------------
LOT6
MAP 2478
0 PROPOSED LOCATION OF VALVES
TO BE VERIFY IN FIELD
8' 16' 24'
SCALE: 1/8"= 1'-0"
32'
MANUFACT MODEL NO / DESCRIPTION DETAILS IRRIGATION HEAD LEGEND CONTROLLER- ... NETAFIM STATION NUMBER SERIES 80 NYLON CONTROL VAL VE W/ DISK SYMBOL DESCRIPTION FILTER & PRY/ DRIP ZONE CONTROL p ® NETAFIM Techline® LINE FLUSHING @ MP ROTATOR SR VALVE (PLUMBED TO Techllne®) X @ NETAFIM Techline® PLD-AVR AIR RELIEF VAL VE @ MP ROTATOR 1000 Install at highest ooint of each system (PLUMBED TO Techline®) a NO SYMBOL HUNTER PLD-BLNK DRIP LINE PIPE ® MP ROTATOR 2000 MANUFACT. MODEL NO. I DESCRIPTION GPM PSI RADIUS DETAILS @ C'" MP ROTATOR 3000
NETAFIM CV DRIPLINE #TLCV4-18 0.4GPH 30 o· V
"--// (18" O.C. EMITTER SPACING) @ MP ROTATOR 3500
rzz2Zl NETAFIM CV DRIPLINE # TLCV4-18 0.4GPH 30 o· S,V,L (18" 0.C. EMITTER SPACING) ® MP ROTATOR SIDE STRIP MANUFACTURER/MODEL ARC PSI RAD. DIS~~~Gt
HUNTER MP800 SR W/ PRS40-XX-CV VARIES 40 61
-10' .16-.56
itWiltfso~J2°f~1~~ii~~ VARIES 40 B'-15' .21-.84
HUNTER MP 2000 W/ PRS40-XX-CV VARIES 40 13'-21' .43-1.48 HUNTER MP 3000 W/ PRS40-XX-CV VARIES 40 22'-30' .86-3,64 HUNTER MP 3500 W/ PR.140-XX-CV VARIES 40 13'-21' 1.28-3.2' HUNTER MPSS530 W/ PRS40-XX-CV VARIES 40 S'x 15' .22-.44 DETAIL
SEEDETAIL 'A & B' SHEETL-4
SEE DETAIL 'A & B' SHEETL-4
SEE DETAIL 'A & B' SHEETL-4
SEE DETAIL 'A & 8' SHEETL-4
SEE DETAIL 'A & B' SHEETl-4
SEEDETAIL 'A & B' SHEETL-4
C ONTROLLERs TATION NUMBER
VALVE SIZE
GALLONS PER MINUTE
(GPM)
HYDROZONE#
A
y
z
WATER USE
GALLONS PER MINUTE j
GPM
NOTES:
AUTOMATIC IRRIGATION SYSTEM CONTROLLERS FOR
LANDSCAPING PROVIDED BY THE BUILDER AND INSTALLED
AT THE TIME OF FINAL INSPECTION SHALL COMPLY WITH
THE FOLLOWING:
1-CONTROLLERS SHALL BE WEATHER OR SOIL MOISTUREBASED THAT AUTOMATICALLY ADJUST IRRIGATION IN
RESPONSE TO CHANGES IN PLANS NEEDS AS WEATHER
CONDITIONS CHANGE.
2- WEATHER BASED CONTROLLERS WITHOUT INTEGRAL
RAIN SENSOR OR COMMUNICATION SYSTEMS THAT ACCOUNT FOR LOCAL RAINFALL SHALL HAVE A SEPARATE
WIRED OF WIRELESS RAIN SENSOR WHICH CONNECTS OR
COMMUNICATES WITH THE CONTROLLERS. SOIL
MOISTURE BASED CONTROLLERS ARE NOT REQUIRED TO
HAVE RAIN SENSOR INPUT.
POINT OF CONNECTION
EXISTING 1" WATER METER (T.B.V.)
ELEVATION 113.5
STATIC PRESSURE 84 PSe VERIFY ON FIELD
PRESSURE REG. SET AT: 78 PSI
PEAK FLOW STAT. A-8 = 2.9 G.P.M.
CONTROLLER "A" TYPE: HUNTER PCC.1200
STATIONS AVAILABLE 12
STATIONS USED 10
MAINLINE ANO LATERAL LINES SHOWN WITHIN
PAVING FOR CLARITY ONLY, ACTUAL MAINLINE
LOCATION TO BE A MINIMUM OF 18" OFF ADJACENT HAROSCAPE ANO OTHER OBSTACLES (lYP).
PROPOSED LOCATION OF VALVES
TO BE VERIFY IN FIELD
NOTES:
NO OVERHEAD IRRIGATION WITHIN 24"
OF AN IMPERMEABLE SURFACE OR IN AREAS LESS THAN 1 O' WIDE IN ANY DIRECTION.
FIELD ADJUST ALL SPRINKLERS TO ELIMINATE OVER SPRAY ONTO SIDEWALKS OR DRIVEWAYS.
SEE SHEET L-5 FOR IRRIGATION DETAILS
SEE SHEET L-6 FOR IRRIGATION SPEC'S.
CONTRACTOR SHALL GANG ALL REMOTE
CONTROL VALVES. THE RCV SHALL BE
INSTALLED WITHIN PLANTING AREAS.
PIPE SIZING CHART
DIAMETER SCH40
3/4" 10GPM
1" 12GPM
1-1/4" 22GPM
1-1/2" 30GPM
NOTE: MAXIMUM ALLOWABLE
DEMAND FOR ALL LATERAL
I INES IS 18 GPM.
I AM FAMILIAR WITH THE REQUIREMENTS FOR THE
LANDSCAPE AND IRRIGATION PLANS CONTAINED IN THE
CITY'S WATER EFFICIENT LANDSCAPE REGULATIONS.
I HAVE PREPARED THIS PLAN IN COMPLIANCE WITH
THOSE REGULATIONS AND THE LANDSCAPE DESIGN
MANUAL. I CERTIFY THAT THE PLAN IMPLEMENTS
THOSE RE TIO S TO PROVIDE EFFICIENT USE OF
WATER.
BR
IRRIGATION LEGEND
SYMBOL MANUFACT. MODEL NO. / DESCRIPTION DETAILS
10 P.O.C. EXIST. 1" DOMESTIC WATER METER/ VERIFY ON SITE @I FEBCO EXISTING 825YA 1.5" BACKFLOW PREVENTION ASSEMBLY [El WILKINS EXISTING 70 • 1.5" PRESSURE REGULATOR SET AS NEEDED M IF STATIC PRESSURE IS MORE THAN 80 PSI.
PCC.1800 18 STATIONS PLASTIC CABINET AND ET
19 HUNTER MODULE FOR ET SYSTEM. D,E
~ HUNTER PGV-ASV ELECTRIC SOLENOID PLASTIC REMOTE CONTROL VALVE W/ ACCU SET. FLOW CONTROL SET IN G.C. AREAS ONLY & 3' AWAY FROM AC/ CONC OR ANY VISIBLE AREA e GRISWOLD 2230E MASTER VALVE 1.5" X
® HUNTER FCT-100 FLOW CLICK SENSOR w
BTU-V-SERIES BLOCKED TRUE UNION BALL VALVE, LINE
- WIBCO/WATTS SIZE, IN VALVE BOX. N
0 HAMMOND 1" HAMMOND 1034 HOSE BIB VALVE K
LASCO OR EQUAL SCH 40 FOR LATERAL PIPING SET 12" BELOW GRADE F SCH 40 1112• MANLINE PIPING SET 24• BELOW GRADE LASCO OR EQUAL RUN EXTRA WIRES AT THE END OF MAINLINE F LASCO OR EQUAL SCH 40 FOR SLEEVING (2X DIAMETER PIPE) G --f) END OF MAINLINE
NO SYMBOL HUNTER HUNTER "HCV" LOW HEAD DRAINAGE CHECK VALVE.
NOT SHOWN AS APPROVED IRRIGATION CONTROL WIRE #14UF AWG DIRECT BURIAL F,G (U.L. APPROVED) NOT SHOWN AS APPROVED ORI-SPLICE DS-100 AND 300 SEALANT WATERPROOF WIRE CONNECTOR H,C,J Ifill HUNTER ET-SYSTEM W/ MODULE FOR USE WITH PCC CONTROLLER 0 I§ 120 VOLT ELECTRICAL POWER, PROVIDED BY ELECTRICIAN, NIA VERIFY ACTUAL LOCATION IN FIELD
IRRIGATION NOTES
1 ALL LOCAL MUNICIPAL AND STATE LAWS, RULES ANO REGULATIONS GOVERNING OR RELATING TO ANY PORTION OF THlS WORK.ARE HEREBY INCORPORATED INTO ANO IJ.ADE A PART OF THESE SPECIFICATIONS AND THEIR PROVISIONS SHALL BE CARruEO OUT BY THE CONTRACTOR. 2 THE CONTRACTOR SHALL VERIFY THE LOCATIONS Of ALL EXISTING UTILITIES, STRUCTURES ANO SERVICES BEFORE COMMENctNG WORK. THE LOCATIONS OF UTIUTIES, STRUCTURES AND SEFMCES SHOWN IN THESE Pt.ANS ARE APPROXIMATE ONLY, NN OISCREPANCtES BETWEEN THESE PLANS ANO ACTUAl FIBD CONOmONS SHALL BE REPORTED TO THE OWNER'S REPRESENTATIVE 3 THE CONTRACTOR SHALL OOTAIN THE PERTINENT ENGINEERING OR ARCHITECTURAL PLANS BEFORE BEGINNING WORK. 4 THE CONTRACTOR SHALL OOTAIN ALL NECESSARY PERMITS REQUIRED TO PERFORM THE WORK INDICATED HEREIN BEFORE BEGINNING WORK. 5 THIS DESIGN IS DIAGRAMMATIC. ALL EQUIPMENT SHOWN IN PAVED AREAS IS FOR DESIGN ClARITY ONLY ANO IS TO BE INSTALLED WITHIN PlA~!NG AREAS NECESSARY. 6 DO NOT WILLFULLY INSTAl.L NN EOUIPMENT AS SHOWN ON THE Pi.ANS WHEN IT IS OBViOUS IN THE FIELD THAT UNKNOWN CONOfTlONS EXIST THAT Yrt:RE NOT EVIDENT AT THE TIME THESE Pt.ANS WERE PREPARED.ANY SUCH CONDITIONS SHALL BE BOUGHT TO THE ATTENTION Of THE OWNER'S REPRESENTATIVE PRfOR TO MN WORK OR THE IRRIGATION CONTRACTOR SHALL ASSUME All RESPONSISIUTY FOR MN FIELD CHANGES DEEMED NECESSARY BY THE OWNER. 7 INSTAl.1 Al.1 EQUIPMENT AS SHOWN IN THE DETAILS ANO SPECIFICATIONS. CONTRACTOR SHALL BE RESPONSIBLE TO COMPl Y WITH LOCAL CITY, COUNTY ANO STATE REQU~~ FOR BOTH EQUIPMENT ANO INSTALLATION.
B ACTUAL LOCATION FOR THE !NSTAUATION OF THE SACK FtOW PREVENTER ANO THE AUTOMATIC CONTROLLER IS TO BE DETERMINED IN THE FIELD BY THE OVr'NER'S AUTHORIZED REPRESENT A l1VE. 9 CONTRACTOR IS TO PROVIDE AN ADDITIONALP!tOTWIRE TO THE END OF THE MAINLINE RUN IN lWO DIRECTIONS FROM THE CONTROLLER-AS NOTED. 10 Al.1 PIPE UNDER PAVED AREAS TO BE INSTAUEO IN ASCH. 40 SLEEVE TWICE THE DIAMETER OF THE PIPECARRIEO. ALL WIRE UNDER PAVED AREAS TO BE INSTAU.ED IN A SCH. 40 SLEEVE THE SIZE REQUIRED TO EASILY PULL WIRE THROUGH. ALL SlEEVES TO BE INSTALLEO WITH A MINIMUM DEPTH AS SHOWN ON THE SLEEVING DETAILS. SLEEVES TO EXTEND AT LEAST 12" PAST THE EDGEOF1HEPAVING. AU.SLEEVESTOBEASSHOWNONTHEPlA"S. 11 ALL QUICK COUPLER VALVES TO BE INSTALLED IN SHRUB OR GROUND COVER AREAS WHERE POSSIBLE. ALL QWCK COUPLER VALVES TO BE INSTALLED AS SHOWN ON THE INSTAUATION DETAILS. INSTALL ALL QUICK COUPLER VALVES WIT1-UN 19• OF HAROSCAPE.(IF SHOWN ON LEGEND) 12 ALL VALVE BOXES TO BE GREEN IN COLOR, S1ZED AS INC»CATEO BY DETAllS, ANO HOT BRANDED AS INDICATED ON THE PLANS OR 0£TAJLS. 13 All SPRAY HEADS THAT 00 NOT CONFORM TO PRESCRISED NOZZLE AAD!US' SHALL BE FITTED WITH PRESSURE COMPEk'SA TING SCREENS TO ACH:EVE PROPER RADIUS/THROW DISTANCE.
POINT OF CONNECTION
ACTUAL POC LOCATION TO BE /IS DESIGNATED BY WATER DISTRICT ANO aNNER'S AlJTHORIZED REFRESENTATJVE, CONTRACTOR SHAL.l VERIFY All PDC AAO MAINLINE ROUTING INFORW. TION PRIOR TO COMMENCING WORK.
CONTRACTOR SHALL BE RESPONSaE FOR COMPLETE INSTALLATION OF AU. REQUIRED COMPONENTS
DOWN-STREAM OF THE PROPOSED METER
SCREENING
BACK Fl OW PREVENTION DEVICES ANO CONTROUERSARE TO BE LOCATED IN SUCH AJ.WlNER SO J:.S TO BE SCREENED FROM FRONTYMW ANO EXTERIOR SIDE YARD VlEV/5. SCREENING W.Y BE MTtt ARCH!TECTI.IRAL BU!LD!NG FEATURES OR Pl.ANT MATERIALS OR AS REQUIRED IN CONDITIONS OF APPROVAL LOW HEAD DRAINAGE: CONTRACTOR SHALL IHSTAlL CHECKVM...VES AT {HUNTER •HCV") TO PREVENT LOWH!:AD DRAINAGE AT EACH SPR!NKLER /IS REQUIRED
GRAPHICS:
• MAINLINE ANO tATERAL LINES SHOWN WITHIN PAVING FOR ClARfiY ONLY, ACTUAL MA!NUNE LOCATION TO BE • AMIN!MUMOF1s•OFFADJACENTHARDSCAPEANOOTHEROOSTACLES(TYP). • CONTRACTOR MAY GROUPV/tJ.Vf.S TO REDUCE WJHLINES BlIT IN NO CASE SHALL FLOW CHARACTERISTICS BE CIWfilEO BASED ON APE SIZING CHART.
• Vt,J. 1/f. GROU?lNGS SHOULD NOT EXCEED THREE PER AREA ANO SHAI.L BE HIDDEN IN GROUND COVER ZONES • NOVPJ..VEGROUPINGSALLOWED IN LAWN AREAS
L-4 IRRIGATION PLAN
North
::ii STONE:: GROVE :::: t A N D S C A P ( A R C IJ 1 T ( C T S 11 s e J 4,,) ~ 4 9 g .v1N~ s r o NE on o \1 E c.--o 20;) N SE:ROS ,;.'Er,JwE SOU•"-J,'\ 3E!tC'i Gt\ 92075 COASTAL COMMISSION PERMIT NO.
CITY OF SOLANA BEACH DRAWJNGNO.
LANDSCAPE PL.AN FOR:
622 GLENMONT DRIVE
Solana Beach, Ca. 92075 SHEET4 OF9
A
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3. SAHC ITYPICAlJ 4. NOH-P'RESSUR.ELATEFIAL.UNE I SI.EEVE ( $1ZEJ0£11:CH,l,Rl)
5. CONTROLWIRE~AOJACENT TO MAIHl...tE.sc..E.EVE (SIZEPERCHAA1l I . PRESSURE SUPP'I..Y UNE I Sl.E£VE ( SIZE P£R CtiNfTJ AU """" St.E£VES TO IIE SCH 40 PVC. SIZE.All. SLEEVES PER SlEEVIHG ~T OH PLNIS. EXT£HO st.EEVES 12" BEYOND EDOE Of' HARD5CN'!: OH 1011-i ENOS. RECI.AIMIEOWATm.Sl..EEVESTOBE...,_r.t\.lM,4TJorDEEP { Oft PelWATUIOISTIUCTST~ WHEREN'PUCMlE.
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3. FINISH GRADE
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7. P'VC MAINl.ME FROM POC • PER LEGEHO
• • P'VC MAINI.ME' TO SYSTEM - PER LEGEHO
t. VAL','E eox EXTEHSIONS AS REQUIRED
• 112" IN TURF AAEAS. 2" 1H SHROii AREAS
Pressure Re ulator
(j)woce.tcV•W·XXM
(DSOIIOhtffll.£
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NOTE: NO OTHER GRADES ARE ALLOWED IN IRRIGATION TRENCHES
TRENCHING
JF, FINISHEOGRADEINTIJRFMEAS
CONCRETE RECTAHG\JLAR VALVE BOX 'NITH MON-HINGED
CAST flOH COVER. BOX TO BE Pl.ACE.OAT IOOHT ANGLE TO HAROSCAPE EDGE. PAM "W N«J camtOl. STATION# ONTO Lil.
MASTER CONTROL VALVE, SEE LEGEND FOR SPEC.
roG.c.-1·oruRF. - FINISHED GAAOe IN smue AREAS
PVC SCH O FEMALE ADAPTER, 2 REQUIRED
PVCMANJNE TOFlOW SENSOR, PIPE PER SPECS.
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5. l'UGll CON)UT FOR COMMON / CONTROl. WIRES
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3. NON-f'RESSURELATEML.I.JHEPEJ\l..£GENO
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NOTES:
Bil..lHOI.EN#JTAPEWIA£SAT12'0.C. PIGTALN«:JLOOP
CONTROl 1/Y\ftE.S AT ALL 80 DEGREE CHAHOES IN DIRECTION.
SP'I..ICING OF WIRE RUH$ IS NOT AU.OWED lH...l!:SS APPRO'IEO IIY THE CITY. X" M!N. coYEA: IS REOV1REO FOR REOL.Alt.lEO WATER MA1N1ME (WHEREAPPI..ICAIIU:). IHSTAI.L\):1):l'THRUSTATAI.L CKo\NGES IN OIRECTIOH Of PAaSUl'lf MA!HUNEN«:J AT All. TDU,W,IALPOINTSOf'MAINI.N..
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7, W'l"E ISTRAIHER IF SPECIFIED
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11 , SCH IQ PYC FEMALE ADN"TER
12. 15CHIOPYCHIP1"!.EtrMIH.
13. CONCftETESLA8, SEEBELOW
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CONCRETE SI.All SHALL IIE. MIHIM\JM ' TI-IICI(, 1r
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IN THE LEGEND, THE CONCRETE 51..M SKAU. BE
THE SIZE REQUIRED av THE MAHUFACTURER..
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=ii STONE :: GROVE : : : ~ '• . ~ ! : l !I - I • "-
• . ·. . .
COASTAL COMMISSION PERMIT NO.
CITY OF SOLANA BEACH DRAWING NO.
U.NOSCA.PE PU.N FOR:
622 GLENMONT DRIVE
Solana Beach, Ca. 92075 SHEETS OF9
AIR/VACUUM
RELIEF V>J..VE
6" ROUND ---'---'/I VALVE aox
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NOTE: ALL DRIP LINE TO BE BURRY 2"-3" BELOW FINISH GRADE K Techline® ISLAND LAYOUT
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BRlCK SUPPORTS
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NOTE: ALL DRIP LINE TO BE BURRY 2"-3' BELOW FINISH GRADE STRIP ANO lWlST WIRES FOR PROPER CONNECTION
CRIMP COPPER Sl.EEVE lNST ALl.EO WITH RECOMMENDED TOOL
LOW VOLTAGE WIRES, 3 MAXIMUM
OUTER CASE Of CONNECTOR
CONNECTORINSER"F---------~
NOTE;
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V/JJ...Vf. BOX (INSTAl..l PER SPECS)
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3 -o-c:::::111111
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D Wire Connector
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LANDSCAPE PLAN FOR:
L-6 IRRIGATION DETAILS
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CITY OF SOLANA BEACH DRAWING NO.
622 GLENMONT DRIVE
Solana Beach, Ca. 92075 SHEET6 OF9
IRRIGATION SPECIFICATIONS
1. PLAN
A. THE PLAN IS DIAGRAMMATIC. ALL IRRIGATION EQUIPMENT IS
TO BE LOCATED IN PLANTING AREAS AND NOT IN PAVED AREAS, UNLESS INDICATED OTHERWISE ON THE PLANS. REFER TO
NOTES, DETAILS, AND LEGENDS TO VERIFY LOCATION OF
IRRIGATION EQUIPMENT.
B. THE IRRIGATION SYSTEMS SHALL INCLUDE ALL MATERIALS AND
THEIR INSTALLATION TO PROVIDE A COMPLETE SYSTEM IN
ACCORDANCE WITH PLANS AND SPECIFICATIONS.
C. ALL PRESSURE LINES, NON-PRESSURE LINES, VALVES AND
MISCELLANEOUS SPRINKLER HEADS SHALL BE MANUFACTURED,
SUPPLIED AND INSTALLED IN STRICT ACCORDANCE WITH THE
SPECIFICATIONS DETAILED IN THE HEREIN MENTIONED
IRRIGATION PLANS AND SPECIFICATIONS.
D. SUBSTITUTION OF MATERIALS SIZES OR MANUFACTURERS WILL
NOT BE ALLOWED UNLESS THE OWNER AND LANDSCAPE ARCHITECT AGREE TO ANY PROPOSED CHANGES IN WRITING.
E. THE CONTRACTOR SHALL NOT WILLFULLY INSTALL ANY
EQUIPMENT AS SHOWN ON PLANS WHEN IT IS OBVIOUS IN THE
FIELD THAT CONDITIONS EXIST THAT WERE NOT EVIDENT AT
THE TIME THESE PLANS WERE PREPARED. ANY SUCH
CONDITIONS SHALL BE BROUGHT TO THE ATTENTION OF THE
OWNERS AUTHORIZED REPRESENTATIVES PRIOR TO ANY WORK OR
THE IRRIGATION CONTRACTOR SHALL ASSUME ALL
RESPONSIBILITY FOR ANY FIELD CHANGES DEEMED NECESSARY
BY THE OWNER.
F. THE SYSTEM IS DESIGNED FOR THE MINIMUM OPERATING
PRESSURE AS SHOWN AT EACH POINT OF CONNECTION. THE
MAXIMUM DEMAND OF GALLONS PER MINUTE IS AS SPECIFIED.
THE IRRIGATION CONTRACTOR SHALL VERIFY THE AVAILABLE
WATER PRESSURE ON THE SITE PRIOR TO THE START OF
INSTALLATION.
G. THE ACTUAL LOCATION FOR THE INSTALLATION OF THE
BACKFLOW PREVENTER AND THE AUTOMATIC CONTROLLER IS TO
BE DETERMINED IN THE FIELD BY THE OWNERS AUTHORIZED
REPRESENTATIVE AND/OR THE LANDSCAPE ARCHITECT.
H. 120VOLTELECTRICALPOWER SOURCE TO BE PROVIDED BY
OTHERS TO THE LOCATION FOR THE AUTOMATIC CONTROLLER.
IRRIGATION CONTRACTOR SHALL BE RESPONSIBLE FOR FINAL
CONNECTION TO EQUIPMENT.
2. SPACING OF SPRINKLER HEADS
SPACING OF SPRINKLER HEADS AND LOCATIONS OF VALVES AND
VACUUM BREAKERS SHALL BE AS INDICATED ON THE DRAWINGS WITH CONSIDERATION BEING GIVEN TO PREVAILING WIND CONDITIONS.
3. QUANTITIES
QUANTITIES LISTED ON IRRIGATION LEGEND ARE NOT GUARANTEED AND ARE FOR CONTRACTOR'S CONVENIENCE ONLY.
4. MATERIALS
GENERAL: MATERIALS SHALL INCLUDE, BUT NOT BE LIMITED TO THE FOLLOWING ITEMS: ALL PRESSURE SUPPLY LINES, NON-PRESSURE
LINES, VARIOUS TYPES OF VALVES, CONTROLLERS, BACKFLOW
PREVENTION UNITS, HOSE BIBBS, AND ALL TYPES OF SPRINKLER HEADS. ALL MATERIALS AND EQUIPMENT SHALL BE NEW, OF
DOMESTIC MANUFACTURE AND CONFORM TO PERFORMANCE STANDARDS
AND/OR DATA HEREIN, AND AS SHOWN IN LEGEND ON DRAWINGS, INSTALLED IN STRICT ACCORDANCE WITH CONSTRUCTION DETAILS.
5. PLASTIC PIPES AND FITTINGS
A. PVC PIPE
( 1) PRESSURE LINE PIPE 2" AND LARGER, SHALL BE CLASS
315 PVC TYPE 1120-1220. PRESSURE LINE PIPE LESS
THAN 2" IN DIAMETER, SHALL BE SCHEDULE 40 PVC TYPE
1120-1220. PRESSURE LINE FITTINGS SHALL BE TYPE
1-11, SCHEDULE 40, NSF APPROVED.
( 2) LATERAL NON-PRESSURE PIPE SHALL BE PVC CLASS 200
TYPE 1120-1220. LATERAL LINE FITTING SHALL BE
TYPE 1-11, SCHEDULE 40, NSF APPROVED.
( 3) ALL PLASTIC PIPE SHALL BE CONTINUOUSLY AND
PERMANENTLY MARKED WITH THE FOLLOWING INFORMATION:
MANUFACTURER'S NAME, NOMINAL PIPE SIZE, PVC 1120
AND PRESSURE RATING IN PSI.
( 4) MANUFACTURER SHALL MARK DATE OF EXTRUSION ON PIPE.
DATING TO BE PERFORMED IN CONJUNCTION WITH RECORDS
HELD BY MANUFACTURER COVERING QUALITY CONTROL
TESTS, RAW MATERIAL BATCH NUMBER, AND OTHER
INFORMATION DEEMED NECESSARY BY MANUFACTURER.
(5) ALL SOLVENT SHALL BE AS RECOMMENDED BY THE
MANUFACTURER OF PIPE FITTING AND AS APPROVED. USE
NO SOLVENT FROM CANS WHICH HAVE REMAINED OPENED
OVERNIGHT.
B. FITTINGS
( 1) PLASTIC FITTING: PVC, TYPE I, JPS SCHEDULE 40, NSF APPROVED ON ALL PRESSURE LINES.
( 2) PVC, TYPE I, IPS SCHEDULE 40, NSF APPROVED ON ALL
NON-PRESSURE LINES
( 3) COUPLINGS SHALL BE MADE FROM EXTRUDED STOCK,
REAMED WITH A TAPER.
( 4) ALL PLASTIC FITTINGS: A MOLDED FITTING.
6. GALVANIZED STEEL PIPE - SHALL BE SCHEDULE 40 ASTM, A120-GIT THREADED, COUPLED, AND HOT DIP GALVANIZED. PIPE FITTINGS SHALL BE HEAVY PATTERN, BANDED, GALVANIZED MALLEABLE IRON.
7. COPPER PIPE - SHALL BE SEAMLESS, TYPE K, HARD DRAWN TUBING.
8. STANDARD IRRIGATION COMPONENTS
A. PRESSURE REGULATOR: SHALL BE MANUFACTURED OF BRASS OR
BRONZE, AND SHALL BE CAPABLE OF WITHSTANDING A COLD
WATER WORKING PRESSURE OF 150 POUNDS PER SQUARE INCH.
EACH PRESSURE REGULATOR SHALL BE PRESET TO OPERATE AT
THE PRESSURE INDICATED ON PLANS.
B. ANGLE CONTROL VALVES: FED. SPEC. WW-V-51, CLASS A.
HEAVY DUTY TYPE BRONZE OR BRASS WITH UNION. VALVE
SHALL BE FITTED WITH A REMOVABLE SEAT DISC, MANUALLY
OPERATED AND SHALL BE PROVIDED WITH ROUND PLASTIC
SCHEDULE 80, PVC VALVE BOXES. SIZE AS REQUIRED.
C. CHECK VALVES: SHALL BE THE SPRING ACTION TYPE CAPABLE OF WITHSTANDING A WORKING PRESSURE OF 125 POUNDS PER
SQUARE INCH.
D. VALVE BOXES: ONE PIECE PLASTIC WITH LOCKING GREEN
PLASTIC COVER MARKED WITH "IRRIGATION". PROVIDE BRICK
SUPPORTS. ONE UNDER EACH CORNER OF BOX.
E. SPRINKLER HEADS: SHALL BE OF TYPE AND MODEL AS
INDICATED IN THE LEGEND AND SHALL BE INSTALLED AS
INDICATED ON DETAILED DRAWINGS.
F. BALL VALVES 2" IN SIZE AND SMALLER: SHALL BE BRONZE, SCREWED, 150 LBS. W.O.G., WITH STAINLESS STEEL LEVER
FOR OPERATION. EACH VALVE SHALL BE HOUSED IN A
BOX AS NOTED ON PLANS.
G. REMOTE CONTROL VALVES AND AUTOMATIC CONTROLLER: SHALL BE PER MODEL AND TYPE AS INDICATED ON THE DRAWINGS.
VALVES SHALL BE WIRED TO CONTROLLER IN SAME NUMERICAL
SEQUENCE AS INDICATED ON PLANS.
9. DIRECT BURIAL CONTROL WIRES
A. ALL CONTROL WIRES SHALL BE SOLID COPPER, 600 VOLT, TYPE
UF, CONFORMING TO THE PROJECT STANDARD SPECIFICATIONS
AND DRAWINGS, SPECIAL PROVISIONS, AND THE FOLLOWING
WIRE COLORS AND INSTALLATION REQUIREMENTS.
B. NEUTRAL WIRES: WHITE (#12AWG) . DO NOT INTERCONNECT
NEUTRAL WIRES BETWEEN CONTROLLERS.
C. PILOT WIRES: ( #14 AWG. MINIMUM)
D. SPARE WIRES: RED (#14 AWG MINIMUM)
E. WIRE SIZING: CONTROL WIRES SHALL BE SIZED IN
ACCORDANCE WITH THE CONTROLLER MANUFACTURER'S SIZING
CHART FOR THE DISTANCE OF RUN.
F. VALVE NO.
1 YELLOW
2 ORANGE
3 BLUE
4 BLACK
5 BROWN
6 PURPLE
VALVE NO.
7 YELLOW W/BLACK STRIPE
8 ORANGE W/BLACK STRIPE
9 RED W/BLACK STRIPE
10 WHITE W/BLACK STRIPE
11 YELLOW WIRED STRIPE
12 WHITE WIRED STRIPE
REPEAT SEQUENCE FOR VALVE NUMBERS EXCEEDING THE ABOVE.
G. WIRE CONNECTIONS: NEUTRAL, PILOT, AND SPARE WIRES
SHALL BE INSTALLED WITH A TWO FOOT ( 2) COILED EXCESS
WIRE LENGTH AT EACH END ENCLOSURE. EACH AND EVERY WIRE
SPLICE SHALL BE SOLDERED ( USING 60-40 SOLDER) TOGETHER,
THEN ENCASED IN THE WATERPROOFED EPOXY OF THE
"SCOTCH-PAC" OR "PEN-TITE" CONNECTORS. WIRE SPLICES
SHALL BE MADE ONLY IN VALVE OR PULL BOXES. PROVIDE
EXPANSION COIL AT EACH VALVE BOX ( 10 WRAPS AROUND A
3/4" PIPE) .
H. WIRING SHALL OCCUPY THE SAME TRENCH AND SHALL BE
INSTALLED ALONG THE SAME ROUTE AS PRESSURE SUPPLY LINES WHENEVER POSSIBLE.
CONTROL WIRES SHALL BE BUNDLED WITH ELECTRICAL TAPE AT
MAXIMUM FIVE FOOT INTERVALS.
J. TRENCH MARKER: ALL DIRECT BURIAL WIRES SHALL BE MARKED
WITH A CONTINUOUS YELLOW COLORED TRENCH MARKER TAPE
PLACED NINE INCHES ( 9j BELOW FINISHED GRADE DIRECTLY
ABOVE THE BURIED WIRES. MARKER TAPE SHALL BE EQUAL TO
"ALARMATAPE" AS MANUFACTURED BY PAUL POTTER WARNING
TAPE, INC. TAPE SHALL BE FOUR INCHES ( 4j WIDE.
10. EXCAVATION
A. ALL IRRIGATION PRESSURE LINES SHALL HAVE A MINIMUM SIX
INCH CLEARANCE FROM EACH OTHER, ANY LATERAL LINES AND
FROM LINES OF OTHER TRADES. PARALLEL LINES SHALL NOT
BE INSTALLED DIRECTLY OVER ONE ANOTHER.
B. BACKFILL SHALL BE FREE OF DEBRIS OR ORGANIC MATERIAL THAT MAY DAMAGE PIPES OR EQUIPMENT. COMPACT BACKFILL
TO A DRY DENSITY EQUAL TO ADJACENT UNDISTURBED SOIL IN
PLANTING AREAS AND TO 90% PAVED AREAS. FINISH GRADE OF
BACKFILLED TRENCH SHALL CONFORM TO ADJACENT AREAS.
C. PROVIDE MINIMUM COVER OF 18 INCHES FOR ALL PRESSURE
SUPPLY LINES AND 12 INCHES FOR ALL LATERAL NON-PRESSURE LINES. PROVIDE MINIMUM COVER OF 24 INCHES FOR ALL
PIPING UNDER PAVED AREAS WITH SCHEDULE 40 PVC SLEEVES
2 X DIAMETER OF LINE SIZE.
D. IF BACKFILL SETTLEMENT OCCURS AND ADJUSTMENTS IN
GRADES, IRRIGATION EQUIPMENT, PLANTING, OR OTHER
IMPROVEMENTS ARE NECESSARY, THE CONTRACTOR SHALL MAKE
REQUIRED REPAIRS WITHOUT COST TO THE OWNER.
11. TESTING
THE CONTRACTOR SHALL NOT ALLOW NOR CAUSE ANY OF HIS WORK TO
BE COVERED UNTIL IT HAS BEEN INSPECTED, TESTED AND APPROVED BY THE BUILDER'S/OWNER'S AUTHORIZED REPRESENTATIVE.
A. PRESSURE TEST
( 1) NO TESTING SHALL TAKE PLACE, NOR SHALL ANY WATER
BE ALLOWED INTO ANY SYSTEM, BEFORE THE SOLVENT
MANUFACTURER'S RECOMMENDED CURING TIME HAS
ELAPSED.
(2) TEST ALL PRESSURE LINES UNDER HYDROSTATIC PRESSURE
OF ONE HUNDRED FIFTY POUNDS PER SQUARE INCH PRIOR
TO BACKFILLING TRENCH AND PLANTING OF ALL PLANTS.
( 3) SUSTAIN PRESSURE IN LINES FOR NOT LESS THAN ONE
HOUR. IF LEAKS DEVELOP, REPAIR LEAKING PORTIONS
AND REPEAT TEST UNTIL ENTIRE SYSTEM IS PROVEN
WATERTIGHT.
( 4) TEST SHALL BE OBSERVED AND APPROVED BY OWNER OR
LANDSCAPE ARCHITECT PRIOR TO BACKFILLING TRENCHES.
B. COVERAGE TEST
( 1) WHEN THE SPRINKLER SYSTEM IS COMPLETED, AND PRIOR
TO PLANTING, CONTRACTOR SHALL PERFORM A COVERAGE
TEST IN THE PRESENCE OF THE OWNER OR LANDSCAPE
ARCHITECT TO DETERMINE IF THE COVERAGE IS COMPLETE
AND ADEQUATE. THE CONTRACTOR SHALL BE RESPONSIBLE
TO CORRECT INADEQUACIES OF COVERAGE ONLY WHERE
DRAWINGS AND DIRECTION BY OWNER HAVE NOT BEEN
FOLLOWED.
( 2) ADJUST VALVES, ALIGNMENT AND COVERAGE OF ALL
SPRINKLER HEADS.
( 3) IF IT IS DETERMINED THAT ADJUSTMENTS IN THE
IRRIGATION EQUIPMENT WILL PROVIDE PROPER AND MORE
ADEQUATE COVERAGE, CONTRACTOR SHALL MAKE ALL
NECESSARY ADJUSTMENTS PRIOR TO FINALIZING PROJECT.
( 4) ALL ADJUSTMENTS SHALL BE MADE TO THE SATISFACTION
OF THE OWNER.
C. WIRETEST
( 1) ALL WIRING SHALL BE TESTED FOR CONTINUITY, OPEN
CIRCUITS, AND UNINTENTIONAL GROUNDS PRIOR TO
CONNECTING TO EQUIPMENT. THE MINIMUM INSULATION
RESISTANCE TO GROUND SHALL BE FIFTY ( 50) MEGOHMS.
ANY WIRING NOT MEETING THESE REQUIREMENTS SHALL BE
REPLACED.
( 2) IF ADDITIONAL WIRE OR TAPE IS NECESSARY, REPEAT
COLOR SEQUENCE FROM BEGINNING.
12. MISCELLANEOUS
A. CONTROLLERS SHALL BE CLEARLY MARKED WITH LETTER
DESIGNATION AS SHOWN ON PLANS ( I.E., A, B, C, ETC.)
B. INSTALL ONE VALVE PER VALVE BOX ONLY.
C. ALL QUICK COUPLERS SHALL HAVE YELLOW RUBBER CAPS.
D. INSTALL ALL SPRAY HEADS WITH NOZZLES OF THE APPROPRIATE DEGREE OF RADIUS FOR THE AREA TO BE COVERED. ADJUST
ALL NOZZLES TO ELIMINATE SPRAYING WATER ON BUILDINGS
AND HARDSCAPE. ADJUST ALL VALVE FLOW CONTROLS TO
PROVIDE OPTIMUM PERFORMANCE. CONTRACTOR SHALL INSTALL AN
APPROVED ANTI-DRAINAGE DEVICE FOR ALL LOW HEADS TO
ELIMINATE LOW HEAD DRAINAGE AND POSSIBLE SOIL EROSION.
E. LABEL ALL VALVE BOXES WITH VALVE DESIGNATION IN STENCILED PAINTED LETTERS 2" HIGH.
F. ALL CONTROL VALVES SHALL BE LABELED WITH THE CONTROLLER
AND STATION NUMBER ON A YELLOW PLASTIC TAG WITH BLACK LETTERS ( DAISY TAG OR EQUAL) . ATTACH THE SOLENOID WIRES OF VALVE.
13. RECORD PLANS ("AS-BUILTS)
CONTRACTOR SHALL PROVIDE RECORD PLANS DRAWN ON PRINTS OR REPRODUCIBLES PROVIDED BY THE OWNER. THE FOLLOWING SHALL BE DIMENSIONED FROM TWO PERMANENT POINTS OF REFERENCE ( I.E.
BUILDING CORNERS, SIDEWALKS, ETC.)
- POINTS OF CONNECTION
- GATE VALVES
- PRESSURE LINE LOCATION
- CONTROLLERS AND CONTROL VALVES ( INCLUDING SOURCE OF
POWER)
- QUICK COUPLERS
- ROUTING OF ALL DIRECT BURIAL CONTROL WIRE FOR
IRRIGATION
- SIZE AND LOCATION OF IRRIGATION CONTROL WIRE CONDUIT
- SIZE AND LOCATION OF ALL SLEEVING
14. ACCESSORIES
THE CONTRACTOR SHALL FURNISH THE OWNER THE FOLLOWING
MATERIALS UPON COMPLETION OF THE WORK:
A. A PLASTIC SEALED DIAGRAMMATIC PLAN OF THE IRRIGATION
SYSTEM IDENTIFYING STATION NUMBERS AND THEIR RESPECTIVE IRRIGATED AREAS. MOUNT INSIDE EACH CONTROLLER.
B. TWO KEYS FOR EACH CONTROLLER ENCLOSURE.
C. ALL EQUIPMENT GUARANTEES AND OPERATION MANUALS.
D. TWO QUICK-COUPLER VALVE KEYS WITH HOSE SWIVEL ELL
15. NOTE
TO THE EXTENT POSSIBLE, ALL IRRIGATION LINES AND
APPURTENANCES ARE TO BE INSTALLED IN THE PROPERTY LINE
OUTSIDE OF PUBLIC RIGHT-OF-WAY, AND AT NO TIME, WILL AN
IRRIGATION LINE CROSS A PUBLIC STREET UNLESS OTHERWISE NOTED ON PLANS. CONTRACTOR SHALL VERIFY LOCATIONS OF ALL
EQUIPMENT PRIOR TO BEGINNING WORK.
16. PLUMBING PERMIT
A SEPARATE PLUMBING PERMIT AND INSPECTION WILL BE REQUIRED
FROM THE BUILDING INSPECTION DEPARTMENT FOR THE INSTALLATION OF THE IRRIGATION SYSTEM SHOWN ON THESE DRAWINGS.
17. GUARANTEE
THE IRRIGATION SYSTEM SHALL BE FULLY GUARANTEED FOR A PERIOD OF ONE ( 1) YEAR. ANY DEFECTIVE EQUIPMENT, MATERIALS OR POOR
WORKMANSHIP SHALL BE REPLACED OR CORRECTED BY THE
IRRIGATION CONTRACTOR AT NO ADDITIONAL COST TO THE OWNER. ::$!STONE:: GROVE :::: l A N O S ( A P ( A R ( H l T t C T S L-7 IRRIGATION SPEC'S 868 3.s5~499 Y,.V}V',/ S!QNE-GR.OVE co .2'J) N CEDROS AlENuE SOlAf-JA BE/,.C-, CA 1J207~ COASTAL COMMISSION PERMIT NO.
CITY OF SOLANA BEACH DRAWING NO.
LANDSCAPE PLAN FOR:
622 GLENMONT DRIVE
Solana Beach, Ca. 92075 SHEET7 OF9
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MAP 2478
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LOT6
MAP 2478
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I AM FAMILIAR WITH THE REQUIREMENTS FOR THE
LANDSCAPE AND IRRIGATION PLANS CONTAINED IN THE
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I HAVE PREPARED THIS PLAN IN COMPLIANCE WITH
THOSE REGULATIONS AND THE LANDSCAPE DESIGN
MANUAL. I TIFY THAT THE PLAN IMPLEMENTS
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COASTAL COMMISSION PERMIT NO.
CITY OF SOLANA BEACH DRAWING NO,
LANDSCAPE PLAN FOR:
622 GLENMONT DRIVE
Solana Beach, Ca, 92075 SHEETS OF9
LOT4
MAP 2478
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-------------------------------------------- - - - - - - - _I_] GENERAL LIGHTING NOTES: 1. THIS PLAN IS INTENDED FOR LANDSCAPE UGHTING PURPOSES ONLY. ALL LIGHTING FIXTURES AND TRANSFORMERS SHAll BE INSTALLED PER MANUFACTURERS SPECIFICATIONS. IT IS THE CONTRACTORS RESPONSIBILITY TO MAINTAIN COMPLIANCE WITH ALL LOCAL BUI LDING SAFETY CODES ANO ORDINANCES. 2 . FIXTURES ARE SHOWN IN APPROXIMATE LOCATION. THE CONTRACTOR SHOW FIELD VERIFY THE ACTUAL PLACEMENT Of EACH FIXTURE UPON COMPLETION OF LANDSCAPE INSTALL.ATION.
3. ALL PATH LIGHTS ARE TO BE INSTALLED AT A MINIMUM OF 12 INCHES FROM ANY SIDEWALK OR VERTICAL STRUCTURE.
4. ALL LOW-VOL TA.GE DIRECT BURIAL WIRE TO BE INSTALLED AT 2"-3" INCHES BELOW FINISH GRADE.
5. IN ORDER TO MINIMIZE FUTURE DISTURBANCE, ALL WIRE RUNS SHALL BE INSTALLED PAAAl...l.EL AND ADJACENT TO HARD SURFACES SUCH AS SIDEWALKS DRIVEWAYS AND WALLS.
6. THE CONTRACTOR SHALL SE RESPONSIBLE FOR INST AU.ING SLEEVES UNDER AU HARD SCAPE SURFACES USING A MINIMUM 1 INCH PVC PIPE
7. ALL UNDERGROUND SPLICES SHALL BE INST AU.ED IN UNDERGROUND J-BOXES WITH WATER TIGHT CONNECTIONS LEAVING 12 INCHES OF EXCESS WHAT YOUR SLACK
8. ALL EXTERIOR 120 • VOLT ELECTRICAL Ol/Tl.ETS SHALL BE GFI PROTECTED AS PER NATIONAL ELECTRICAL.
CODE
9. ALL lRANSFORMERS PLUGGED INTO AN OUTDOOR RECEPTACLE SHAU. HAVE AN "IN usE·COVER
CONTRACTOR SHALL INSTALL TAYMAC TYPE COVERS AT ALL OUTLETS
10. ALL PLUG-IN lRANSFORMERS SHALL HAVE A DRIP LOOP IN THE POWER CORD.
11. ALL EXPOSED CONDUll'S SHALL BE PAINTED TO MATCH SURROUNDINGS
12. TI-iE INSTALLING CONTRACTOR SHALL BE RESPONSIBLE FOR ADJUSTING THE FIXTURES AT NIGHT TO HELP
ELIMINATE GLARE AND TO ENSURE OPTIMUM LIGKTING EFFECT
13. CONTRACTOR TO VERIFY A MINIMUM OF 10 VOLTS AT THE LAST AT THE LAST FIXTURE FOR OPTIMAL OPERATION.
14. CONTRACTOR TO CENTER FEED THE SYSTEM WHEN AT ALL POSSIBLE and VERIFY ALL WIRE CONNECTIONS ARE AT THE FIXTURES.
LOT6
MAP 2478
NOTES:
- ALLOW 3' OF EXTRA WIRE FOR FIELD ADJUSTMENTS
FOR PATH LIGHTS AND UP LIGHTS
- ALL WORK TO BE PER LOCAL CODES LANDSCAPE CONTRACTOR SHALL VERIFY IN THE FIELD FOR THE
CORRECT WIRE GAUGE, VOLTAGE, SLEEVES & BEST LOCATION FOR TRANSFORMER, PHOTOCELL, AND SOUND SYSTEM. - ALL 110 OUTLETS IN LANDSCAPING TO BE GFI PROTECTED
UNDERGROUND SERVICE ALERT
Call: TOLL FREE
1-800
422-4133
1WO WORKING DAYS BEFORE YOU DIG
AND SET 6" MIN. ABOVE GRADE OR PER LOCAL CODE
- TRANSFORMER TO TIE INTO HOUSE SYSTEM
- FIXTURES TO HAVE GROUND SPIKES
- FIXTURES TO HAVE FROSTED GLASS
- FIXTURES NOT TO BE DIRECTED TO NEIGHBORS LOTS
12 VOLT LIGHTING LEGEND
SYMBOL DESCRIPTION/MODEL MANUFACTURER ACCESSORIES/ MOUNTING QUANTITI /4 UP LIGHT FX LUMINAIRE SUPER SLOT SPIKE MOUN" 16 Z> MODEL #: PB-ZD-3LE[).A8 MODEL#: 753900 8 UP LIGHT FX LUMINAIRE SUPER SLOT SPIKE MOUN" 0 MODEL#: PB-ZDC-3LED-AB MODEL#: 753900 -~, ,_,~no
$ TOP ASSEMBLY MODEL #: JSLEDT A-CU FX LUMINAIRE SUPER SLOT SPIKE MOUN 11 RISER ASSEMBLY MODEL #: MODEL#: 753900 JSLEDTA-AB+G-18RA-AB
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MANUFACTURER: FX LUMINAIRE FX LUMINAJRE (1) LAM MODULE 1 MODEL #: LZ0-300-SS
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TRANSFORMER SIZING NOTE:
·----..--- ........ ---·--••tr- ________ ...., _..,_,.. -- ~---- ~
TRANSFORMERS TO BE SIZED PER THE OVERALL VOLT AMPS (VA) NOT PER WATTS USED.
LUXOR GROUP ASSIGNMENT NOTE:
I
WHEN USJNG MULTIPLE LUXOR TRANSFORMERS, GROUPS CAN BE NUMBERED 1-250. GROUPS
CAN BE INDIVIDUAL FIXTURES OR GROUPED BY TYPE OR BY LOCATION INDEPENDENT OF TRANSFORMERS.
1rs RECOMMENDED THAT FIXTURES BE ASSIGNED A GROUP NUMBER AT TRANSFORMER ASSIGNMENT PORT LOCATED ON n-tE LUXOR TRANSFORMER FACEPACK PRIOR TO INSTALLING FIXTURES IN THE FIELD.
LUXOR WIFI CONNECTION NOTE:
WHEN USING WIFI , TRANSFORMERS CAN BE LINKED AND ACT AS ONE.
WHEN USING WIFI WHEREVER POSSIBLE, USE LAN MODULE VS WIFI MODULE. LAN MODULE WILL PROVIDE 100% CONNECTION AT ALL TIMES WHEREAS WIFI MODULES ARE DEPENDENT UPON WIFI SIGNAL AT TRANSFORMER LOCATION.
8' 16' 24' 32'
SCALE: 1/8"= 1'-0"
I AfJ. Fl>MILIAR WITH THE REQUIREMENTS FOR THE
LANDSCAPE AND IRRIGATION PLANS CONTAINED IN THE
CITY'S WATER EFFICIENT LANDSCAPE REGULATIONS.
I HAVE PREPARED THIS PLAN IN COMPLIANCE WITH
THOSE REGULATIONS AND THE LANDSCAPE DESIGN
MANUAL. I CERTIFY THAT THE PLAN IMPLEMENTS
THOSE REGULATIONS TO PROVIDE EFFICIENT USE OF North
_ _,..
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LED WATTAGE CONSUMPTION CHART:
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3 LED 4.5 WATTS
6 LED 11 .5 WATTS
9 LED = 13.5 WATTS
FIXTURE GROUPING KEY:
--TRANSFORMER #
--GROUP#
SPECIFICATION KEY:
LED TYPE FINISH
MODEL OPTION 20/ZDCI ACCESSORIES/ I I I OP~IONS
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L-9 LIGHTING PLAN
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COASTAL COMMISSION PERMIT NO.
WATE CITY OF SOLANA BEACH DRAWING NO.
LANDSCAPE PU.N FOR:
622 GLENMONT DRIVE
Solana Beach, Ca. 92075 SHEET9 OF9
CITY COUNCIL ACTION:
______________________________________________________________________ ______________________________________________________________________ ______________________________________________________________________ AGENDA ITEM # B.2.
STAFF REPORT
CITY OF SOLANA BEACH
TO: Honorable Mayor and City Councilmembers
FROM: Gregory Wade, City Manager
MEETING DATE: January 25, 2023
ORIGINATING DEPT: Community Development Department
SUBJECT: Public Hearing: Request for a DRP and SDP to Demolish the Existing Single-Family Residence and Construct a
Replacement Multi-Level Single-Family Residence with an Attached Garage and Perform Associated Site
Improvements at 658 Marsolan Avenue. (Applicants:
Marina Gumanovskaya and Boris Shlopov; Application:
DRP21-018/SDP21-016; APN: 298-322-10; Resolution No.
2023-009)
BACKGROUND:
The Applicants, Marina Gumanovskaya and Boris Shlopov, are requesting City Council approval of a Development Review Permit (DRP) and Structure Development Permit (SDP) to demolish an existing single-story, single-family residence, construct a replacement multi-level, single-family residence with an attached 548 square foot garage and an attached 533 square foot Accessory Dwelling Unit (ADU) at 658 Marsolan Avenue.
The 6,600 square-foot lot is located within the Medium Residential (MR) Zone and the Scaled Residential Overlay Zone (SROZ). The project proposes grading in the amounts of approximately 498 yd3 of cut, 20yd3 of fill, 478 yd3 of export, 23 yd3 for footings, and 386 yd3 for recompaction. The maximum building height of the residence is proposed at 25 feet above the proposed grade with the highest pole at 148.83 MSL.
The project meets three thresholds for the requirement of a DRP, including: 1) construction in excess of 60 percent of the maximum allowable floor area; and 2) construction of a second story that exceeds 35 percent of the floor area of the first floor; and 3) for an aggregate grading quantity in excess of 100 cubic yards. The project requires an SDP because the proposed development exceeds 16 feet in height above the existing grade.
The issue before the Council is whether to approve, approve with conditions, or deny the Applicants’ request as contained in Resolution 2023-009 (Attachment 1).
DISCUSSION:
January 25, 2023
DRP21-018/SDP21-016
658 Marsolan Avenue
The 6,600 square-foot lot is located on the east side of Marsolan Avenue, nine properties south of the intersection of S. Cedros Avenue and Marsolan Avenue. The property is rectangular in shape with 60 feet of street frontage on Marsolan Avenue and a depth of 110 feet. The lot slopes up from the street from approximately 116 feet above Mean Sea Level (MSL) to 124.5 feet MSL within the first 30 feet of the lot. The remainder of the lot is flat with a total change in elevation of approximately 1.5 feet. The existing retaining wall on the lot to the east has top of wall elevation of 128 feet MSL. The lot is currently accessed by a driveway in the southwest corner of the lot.
The Applicants are requesting approval of a DRP and SDP to demolish the existing residence and attached garage and construct a replacement multi-level, single-family residence with an attached basement two-car garage, an attached main floor ADU and perform associated site improvements including grading, hardscape, landscaping and water features. The proposed ADU meets the objective standards as required by state law and is therefore not subject to the City’s discretionary review process. The project plans are included in Attachment 2.
Table 1 (below) provides a comparison of the SBMC applicable zoning regulations with the Applicants’ proposed design.
Table 1
LOT INFORMATION
Property Address:
Lot Size:
Max. Allowable Floor Area:
Proposed Floor Area:
Below Max. Floor Area by:
Max. Allowable Height:
Max. Proposed Height:
Highest Point/Ridge:
Overlay Zone(s):
658 Marsolan Ave.
6,600 sf
3,105 sf
2,861 sf
244 sf
25 ft
25 ft
148.83 MSL
SROZ
Zoning Designation:
# Units Allowed:
# Units Requested:
MR (5-7 du/ac)
1 SFR, 1 ADU, 1JADU
1 SFR and 1 533 sf
ADU*
Setbacks: (d) Required Proposed
Front (E) 25 ft** 20 ft
Interior Side (N) 5 ft 5 ft
Interior Side (S) 5 ft 8 ft
Rear (W) 25 ft 25 ft * ADU not subject to discretionary review ** Front reduced to 20ft because the right-of-way is greater than 55 feet in width.
PROPOSED PROJECT INFORMATION
Proposed Floor Area Breakdown: Required Permits:
DRP: grading in excess of 100 cubic yards;
construction that exceeds 60% of the maximum
allowable floor area; and construction of a second
story that exceeds 35% of the first floor.
SDP: a new structure that exceeds 16 feet in
height from the existing grade.
Basement Level Living Area
Basement Level Garage
Main Floor Living Area
Second Floor Living Area
391 sf
548 sf
1,363 sf
1,435 sf
Subtotal
Basement Exemption
Off-Street Parking Exemption
3,737 sf
- 476 sf
- 400 sf
Total Proposed Floor Area: 2,861 sf
Proposed Grading: 498 yd3 of cut, 20 yd3 of fill, 478 yd3 of export, 23 yd3 for footings, and 386 yd3 for recompaction
Proposed Parking: 2 Garage
Proposed Fences and Walls: Yes
Proposed Accessory Dwelling Unit: Yes
Existing Development:
Single-story, single-family residence with
attached one-car garage to be demolished.
January 25, 2023
DRP21-018/SDP21-016
658 Marsolan Avenue
Staff has prepared draft findings for approval of the DRP in the attached Resolution 2023- 009 for Council’s consideration based upon the information in this report. The applicable SBMC sections are provided in italicized text and recommended conditions of approval from the Community Development, Engineering, and Fire Departments are incorporated in the Resolution of Approval. The Council may direct Staff to modify the Resolution to reflect the findings and conditions it deems appropriate as a result of the Public Hearing process. If the Council determines the project is to be denied, Staff will prepare a Resolution of Denial for adoption at a subsequent Council meeting.
The following is a discussion of the findings for a DRP as each applies to the proposed project as well as references to recommended conditions of approval contained in Resolution 2023-009.
Development Review Permit Compliance (SBMC Section 17.68.40):
A DRP is required because the proposed development includes construction of a residence in excess of 60 percent of the maximum allowable floor area for the property, construction of a second story that exceeds 35 percent of the first floor and grading in excess of 100 aggregate cubic yards. In addition to meeting zoning requirements, the project must also be found in compliance with development review criteria. The following is a list of the development review criteria topics:
1. Relationship with Adjacent Land Uses
2. Building and Structure Placement
3. Landscaping
4. Roads, Pedestrian Walkways, Parking, and Storage Areas
5. Grading
6. Lighting
7. Usable Open Space
The Council may approve, or conditionally approve, a DRP only if all of the findings listed below can be made. Resolution 2023-009 provides the full discussion of the findings.
1. The proposed development is consistent with the general plan and all applicable requirements of the zoning ordinance including special regulations, overlay zones, and specific plans.
2. The proposed development complies with the development review criteria.
3. All required permits and approvals issued by the city, including variances, conditional use permits, comprehensive sign plans, and coastal development permits have been obtained prior to or concurrently with the development review permit.
4. If the development project also requires a permit or approval to be issued by a state or federal agency, the city council may conditionally approve the development review permit upon the Applicants obtaining the required permit or approval from the other agency.
January 25, 2023
DRP21-018/SDP21-016
658 Marsolan Avenue
If the above findings cannot be made, the Council shall deny the DRP. The following is a discussion of the applicable development review criteria as they relate to the proposed project.
Relationship with Adjacent Land Uses:
The property is located within the MR Zone. Surrounding properties are also located within the MR Zone and are developed with a mixture of one- and two-story single-family residences. The project, as designed, is consistent with the permitted uses for the MR Zone as described in SBMC Sections 17.20.010 and 17.12.020. The property is designated Medium Density Residential in the General Plan and intended for single-family residences developed at a maximum density of five to seven dwelling units per acre. The proposed development could be found to be consistent with the objectives of the General Plan as it encourages the development and maintenance of healthy residential neighborhoods, the stability of transitional neighborhoods, and the rehabilitation of deteriorated neighborhoods.
The property is not located within any of the City’s Specific Plan areas; however, it is located within the boundaries of the SROZ. The project has been evaluated and could be found to be in conformance with the regulations of the SROZ. The project is also located within the Coastal Zone. As a condition of project approval, the Applicants will be required to obtain a Coastal Development Permit, Waiver, or Exemption from the California Coastal Commission prior to the issuance of building or grading permits.
Building and Structure Placement:
The Applicants are proposing to demolish the existing residence and construct a replacement multi-level, single-family residence with a basement level living area and attached two-car garage and perform associated site improvements. The residence would be located in the buildable area of the lot. The existing driveway located in the southwest corner of the lot that slopes up to the existing driveway would be replaced with a new driveway that would slope down to the lower basement level garage.
The 391 square-foot basement level would consist of a storage room accessed from the garage and a utility room and a hallway that provides access to an elevator and a staircase. The main level living area would consist of an open concept living room, kitchen and dining room as well as a powder room, laundry room, a staircase and access to the elevator. The proposed 533 square foot attached ADU is in the northeast corner of the main floor. An 85 square foot landscaped courtyard is proposed on the east side of the living room between the living room and the proposed ADU. Thirty-four square feet of the courtyard is surrounded on three sides and covered and included in the calculation of floor area. The 50 square foot covered entry is also included in the calculation of floor area. There is a 318 square foot covered deck off of the living, dining and kitchen open concept room. The 1,435 square-foot upper level would consist of the primary bedroom suite, a sitting room, access to the staircase and the elevator and an additional bedroom with an ensuite bathroom. A 229 square foot balcony is proposed off the east side of the primary bedroom and a 273 square foot balcony is proposed off the west side of the primary bedroom that can also be accessed by the sitting room. A 304 square foot roof deck is proposed in the center of the proposed roof.
January 25, 2023
DRP21-018/SDP21-016
658 Marsolan Avenue
The proposed site improvements on the lot would include water features, hardscape, landscaping and a perimeter fence. The trash and recycle storage is proposed on the southern elevation of the retaining wall needed to construct the driveway to the basement level garage and will be screened by a fence.
The SBMC parking regulations require two off-street parking spaces per single-family residence. When required spaces are provided in an enclosed garage, up to 200 square feet of floor area is exempted for each required space. The proposed 548 square foot attached garage would provide two unobstructed parking spaces; therefore, 400 square feet of the garage is exempt from the calculation of floor area. In addition, the garage is attached to the proposed basement living area. According to the SROZ, there are three types of basement that qualify for a square footage exemption. The proposed design is considered basement attached to garage that is on one level, separated by a door and the only “exposure” is at the garage door. The basement is considered exposed when the adjacent grade (existing or proposed) is more than three feet below the finished floor of the main level above the basement. If the proposed basement, as designed, meets the above criteria, the entire square footage of the living area of the basement is exempt and the 2% calculation is used to determine the area of the garage that is included in the calculation of floor area. The calculation is as follows:
SF of Garage – 400 SF Parking Exemption = Remaining Garage SF Remaining Garage SF X Linear Feet of Exposure X .002 = SF Included in Floor Area For the proposed project the calculations are as follows:
548 SF – 400 SF = 148 SF X 21.3 X 0.02 = 63 SF
The lot is 6,600 square feet in area, therefore, the maximum allowable floor area calculation for this project, pursuant to the provisions of the SROZ, is as follows:
0.50 for first 6,000 SF 3,000 SF
0.175 for the area between 6,001 to 15,000 SF 105 SF
Maximum Allowable Floor Area: 3,105 SF
The entire residence is proposed at 3,737 square feet. With the garage exemption of 400 SF and the basement exemption of 476 square feet the total proposed floor area is 2,861 square feet which is 244 square feet below the maximum allowable for the lot area.
The SROZ requires that if the proposed residence has a three-story façade, the upper level shall not be directly above the basement level exposure but shall be setback at least 10 feet. As designed, the living area of the upper level is setback from the face of the basement garage exposure 11 to 16 feet.
As designed, the project complies with all required setbacks under the designation “d” on the City’s official Zoning Map. Marsolan Avenue is 60 feet in width and SBMC indicates that when a property is located on a right-of-way that is 55 feet or greater in width, the front yard setback can be reduced to 20 feet. The proposed residence will meet the January 25, 2023
DRP21-018/SDP21-016
658 Marsolan Avenue
required setbacks for the proposed property. The maximum building height for the MR Zone is 25 feet. The maximum height of the proposed residence would be 25 feet above the proposed grade with the highest portion of the structure to be at 148.83 feet above MSL at the highest point. As designed, the project will comply with the required parking, maximum floor area, required setbacks, and maximum building height.
Neighborhood Comparison:
Staff compared the proposed project to 41 other properties within the surrounding area.
This area includes properties on both sides of Marsolan Avenue between S. Cedros Avenue and Cofair Avenue of as shown on the following map:
The properties evaluated in this comparison are also located in the MR Zone. The existing homes range in size from 1,304 square feet to 3,480 square feet, according to the County Assessor records. It should be noted that the County Assessor does not include the garage, covered porch area, unfinished basement, or non-habitable accessory building area in the total square footage. Accordingly, the building area of the proposed project has been calculated for comparison purposes by deleting the area of the proposed garage and the outdoor covered area. Comparatively, the project would be 3,077 square feet (see below).
Project Gross Building Area: 3,737 SF
Delete Covered Patio Area: - 112 SF
Delete Attached Garage: - 548 SF
Project Area for Comparison to Assessor’s Data: 3,077 SF January 25, 2023
DRP21-018/SDP21-016
658 Marsolan Avenue
Table 2, below, is based upon the County Assessor’s data and SanGIS data. It contains neighboring lot sizes, the square footage of existing development and the maximum allowable square footage for potential development on each lot.
Table 2
# Property Address
Lot
Size in
ft2
(GIS)
Existing ft2
Onsite
(Assessor’s)
Proposed
/ Recently
Approved
ft2
Max.
Allowable
ft2
Zone
1. 602 Marsolan Avenue 6,807 1,304 3,141 MR
2. 606 Marsolan Avenue 6,922 2,040 3,161 MR
3. 612 Marsolan Avenue 9,913 2,650 3,685 MR
4. 620 Marsolan Avenue 11,508 1,855 3,964 MR
5. 628 Marsolan Avenue 7,929 1,407 3,338 MR
6. 638 Marsolan Avenue 7,102 2,258 3,193 MR
7. 642 Marsolan Avenue 6,670 1,304 3,115 MR
8. 648 Marsolan Avenue 6,866 1,304 3,152 MR
9. 652 Marsolan Avenue 6,866 3,480 3,152 MR
10. 658 Marsolan Avenue 6,600 1,313 3,077 3,105 MR
11. 662 Marsolan Avenue 6,774 1,304 3,135 MR
12. 668 Marsolan Avenue 6,835 1,304 3,146 MR
13. 704 Marsolan Avenue 6,924 1,304 3,162 MR
14. 710 Marsolan Avenue 6,923 3,182 3,162 MR
15. 716 Marsolan Avenue 6,810 1,304 3,142 MR
16. 720 Marsolan Avenue 7,415 3,133 3,248 MR
17. 726 Marsolan Avenue 6,684 2,246 3,120 MR
18. 732 Marsolan Avenue 6,580 2,430 3,102 MR
19. 742 Marsolan Avenue 6,846 3,470 3,148 MR
20. 744 Marsolan Avenue 6,910 1,480 3,159 MR
21. 750 Marsolan Avenue 6,724 1,590 3,127 MR
22. 756 Marsolan Avenue 6,742 2,971 3,130 MR
23. 766 Marsolan Avenue 11,338 1,794 4,609 MR
24. 765 Marsolan Avenue 8,440 2,292 3,427 MR
25. 757 Marsolan Avenue 8,108 3,247 3,369 MR
26. 749 Marsolan Avenue 8,060 2,534 3,361 MR
27. 743 Marsolan Avenue 8,266 2,671 3,397 MR
28. 737 Marsolan Avenue 7,740 1,658 3,305 MR
29. 731 Marsolan Avenue 8,283 1,379 3,400 MR
30. 725 Marsolan Avenue 8,101 3,247 3,368 MR
31. 719 Marsolan Avenue 7,973 1,654 3,345 MR
32. 711 Marsolan Avenue 7,772 2,524 3,310 MR
33. 707 Marsolan Avenue 7,616 1,344 3,283 MR
34. 701 Marsolan Avenue 7,476 2,442 3,258 MR
January 25, 2023
DRP21-018/SDP21-016
658 Marsolan Avenue
35. 667 Marsolan Avenue 7,263 1,653 3,221 MR
36. 659 Marsolan Avenue 6,689 2,530 3,121 MR
37. 657 Marsolan Avenue 6,328 2,138 3,057 MR
38. 653 Marsolan Avenue 6,182 1,688 3,032 MR
39. 649 Marsolan Avenue 6,088 2,651 3,015 MR
40. 639 Marsolan Avenue 6,077 1,368 3,013 MR
41. 627 Marsolan Avenue 6,698 1,465 3,122 MR
42. 605 Marsolan Avenue 5,418 1,499 2,709 MR
,
Fences, Walls and Retaining Walls:
Within the front yard setback, the SBMC Section 17.20.040(O) allows fences and walls, or any combination thereof, to be no higher than 42 inches in height as measured from existing grade, except for an additional 2 feet that is at least 80% open to light. Fences, walls and retaining walls located within the rear and interior side yards are allowed to be up to 6 feet in height with an additional 2 feet that is 50% open to light and air.
The Applicants are proposing to construct three-tiered retaining walls in the front yard, retaining walls that will support the driveway to the basement level garage entry and a retaining wall around the usable rear yard area. Six-foot fences with gates are proposed along the setback area on the north side of the residence and a portion of the setback area along the southern property line.
Currently, the plans show fences and walls that comply with the requirements of SBMC
17.20.040(O) and 17.60.070(C). If the Applicants decide to modify any of the proposed fences and walls or construct additional fences and walls on the project site, a condition of project approval indicates that they would be required to be in compliance with the Municipal Code.
Landscape:
The project is subject to the current water efficient landscaping regulations of SBMC Chapter 17.56. A Landscape Documentation Package is required for new development projects with an aggregate landscape equal to or greater than 500 square feet requiring a building permit, plan check or development review. The Applicants provided a conceptual landscape plan that has been reviewed by the City’s third-party landscape architect, who has recommended approval. The Applicants will be required to submit detailed construction landscape drawings that will be reviewed by the City’s third-party landscape architect for conformance with the conceptual plan. In addition, the City’s thirdparty landscape architect will perform an inspection during the construction phase of the project. A separate condition has been added to require that native or drought-tolerant and non-invasive plant materials and water-conserving irrigation systems are required to be incorporated into the landscaping to the extent feasible.
January 25, 2023
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Parking:
SBMC Section 17.52.040 and the Off-Street Parking Design Manual (OSPDM) require two (2) parking spaces for a single-family residence. The Applicants are proposing to construct a 548 square-foot attached garage in the northeast corner of the proposed basement level of the residence. The garage would be accessed by a driveway at the southwest corner of the property from Marsolan Avenue. The proposed two-car garage satisfies the required off-street parking for the single-family residence.
Grading:
The Applicants are proposing approximately 498 cubic yards of cut, 20 cubic yards of fill, 478 cubic yards of export, 23 cubic yards for footings, and 386 cubic yards for recompaction. A majority of the grading would be required to construct the basement and driveway access to the basement level garage. The remainder would be for the tiered landscaping in the front yard area and the flat usable yard area behind the house.
Lighting:
A condition of project approval requires that all new exterior lighting fixtures comply with the City-Wide Lighting Regulations of the Zoning Ordinance (SBMC 17.60.060). All light fixtures shall be shielded so that no light or glare is transmitted or reflected in such concentrated quantities or intensities as to be detrimental to the surrounding area.
Usable Open Space:
The project consists of the construction of a replacement multi-level, single-family residence with an attached garage and associated site improvements on a developed residential lot, therefore, usable open space and recreational facilities are neither proposed nor required according to SBMC Section 17.20.040. As a condition of project approval, the Applicants will be required to pay the applicable Park Development Fee.
Structure Development Permit Compliance:
The proposed structure exceeds 16 feet in height above the existing grade, therefore, the project must comply with all of the View Assessment requirements of SBMC Chapter
17.63 and the Applicants were required to complete the SDP process. The Story Pole Height Certification was certified by a licensed land surveyor on June 30, 2022, showing a maximum building height of 25 feet (148.83 feet above MSL) above the proposed grade.
Notices were mailed to property owners and occupants within 300 feet of the project site establishing a deadline to file for View Assessment by August 24, 2022. The City received two applications for View Assessment. The Applicants redesigned the proposed residence to address the view impairment concerns of the neighbors. The proposed redesign had two areas that are outside of the originally story pole three-dimensional building envelope. One is an expansion of the northeast corner of the living room and the other is the addition of the bathroom area on the second bedroom on the upper level. The Applicants are requesting that the City Council waive the requirement of an additional 30- day public notice for those areas. The Applicants added story poles to show the changes to the three-dimensional envelope of the structure and were able to provide signatures January 25, 2023
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from the adjacent neighbors as well as the neighbors that filed View Assessment indicating that the redesigned residence does not impair their view (Attachment 3).
If the Council is able to waive the additional 30-day public notice and make the findings to approve the DRP, a condition of approval has been added to the Draft Resolution of Approval (Attachment 1) to require that the Applicants submit a height certification prepared by a licensed land surveyor prior to the framing inspection certifying that the maximum height of the proposed addition will not exceed 25 feet above the proposed grade or 148.83 feet above MSL at the highest point.
The Draft Resolution of Approval includes the applicable SBMC sections in italicized text and the recommended conditions of approval from the Community Development, Engineering, and Fire Departments. An additional condition of approval requires that the Applicants obtain a Coastal Development Permit, Waiver or Exemption from the California Coastal Commission prior to the issuance of Building or Grading Permits. The Council may direct Staff to modify the Resolution to reflect the findings and conditions it deems appropriate as a result of the public hearing process. If the Council determines the project is to be denied, Staff will prepare a Resolution of Denial for adoption at a subsequent Council meeting.
Property Frontage and Public Right-of-Way Improvements
The existing property is improved with concrete curb and gutter only. There are private improvements and landscaping in the area between the back of the concrete curb and property line. If approved, the Applicants will be required to remove all the private improvements located in the public right-of-way and construct a 10 foot wide decomposed granite (D.G.) pathway graded at a maximum of 2% along the entire property frontage and construct a new driveway approach with 2:1 transition to the proposed D.G. pathway.
Public Hearing Notice:
Notice of the City Council Public Hearing for the project was published in the Union Tribune more than 10 days prior to the Public Hearing. The same public notice was mailed to property owners and occupants within 300 feet of the proposed project site on January 13, 2022. The City has not received any communication in support or opposition of the project at the time of writing this report.
In conclusion, the proposed project, as conditioned, could be found to be consistent with the Zoning regulations and the General Plan. Staff has prepared draft findings for approval of the project in the attached Resolution 2023-009 for Council’s consideration based upon the information in this report. Conditions from the Community Development, Engineering, and Fire Departments are incorporated in the Resolution of Approval.
The Council may direct Staff to modify the Resolution to reflect the findings and conditions it deems appropriate as a result of the Public Hearing process. If the Council determines the project is to be denied, Staff will prepare a Resolution of Denial for adoption at a subsequent Council meeting.
January 25, 2023
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CEQA COMPLIANCE STATEMENT:
The project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 of the State CEQA Guidelines. Class 3 consists of construction and location of limited numbers of new, small facilities or structures. Examples of this exemption include one single-family residence or second dwelling unit in a residential zone. In urbanized areas, up to three-single-family residences may be constructed or converted under this exemption.
FISCAL IMPACT: N/A
WORK PLAN: N/A
OPTIONS:
∙ Approve Staff recommendation adopting the attached Resolution 2023-009. ∙ Approve Staff recommendation subject to additional specific conditions necessary for the City Council to make all required findings for the approval of a DRP and SDP. ∙ Deny the project if all required findings for the DRP and SDP cannot be made.
DEPARTMENT RECOMMENDATION:
The proposed project meets the minimum zoning requirements under the SBMC, may be found to be consistent with the General Plan and may be found, as conditioned, to meet the discretionary findings required as discussed in this report to approve a DRP.
Therefore, Staff recommends that the City Council:
1. Conduct the Public Hearing: Open the Public Hearing, Report Council Disclosures, Receive Public Testimony, and Close the Public Hearing.
2. Find the project exempt from the California Environmental Quality Act pursuant to Section 15303 of the State CEQA Guidelines; and
3. If the City Council makes the requisite findings and approves the project, adopt Resolution 2023-009 conditionally approving a DRP and SDP to demolish a singlestory, single-family residence, construct a replacement multi-level, single-family residence with a basement level attached garage, an attached main floor ADU, and perform associated site improvements at 658 Marsolan Avenue, Solana Beach.
January 25, 2023
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CITY MANAGER’S RECOMMENDATION:
Approve Department Recommendation.
_________________________
Gregory Wade, City Manager
Attachments:
1. Resolution 2023-009
2. Project Plans
3. View Assessment Waiver Signatures
RESOLUTION 2023-009
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
SOLANA BEACH, CALIFORNIA, CONDITIONALLY
APPROVING A DEVELOPMENT REVIEW PERMIT AND
STRUCTURE DEVELOPMENT PERMIT TO DEMOLISH A
SINGLE-FAMILY RESIDENCE, CONSTRUCT A
REPLACEMENT MULTI-LEVEL, SINGLE-FAMILY RESIDENCE
WITH AN ATTACHED BASEMENT LEVEL TWO-CAR GARAGE
AND PERFORM ASSOCIATED SITE IMPROVEMENTS AT 658
MARSOLAN AVENUE, SOLANA BEACH.
APPLICANTS: Marina Gumanovskaya and Boris Shlopov
CASE NO.: DRP21-018/SDP21-016
WHEREAS, Marina Gumanovskaya and Boris Shlopov (hereinafter referred to as “Applicants”), have submitted an application for a Development Review Permit (DRP) and Structure Development Permit (SDP) pursuant to Title 17 (Zoning) of the Solana Beach Municipal Code (SBMC); and
WHEREAS, the Public Hearing was conducted pursuant to the provisions of Solana Beach Municipal Code Section 17.72.030; and
WHEREAS, at the Public Hearing on January 25, 2023, the City Council received and considered evidence concerning the proposed application; and WHEREAS, the City Council found the application request exempt from the California Environmental Quality Act pursuant to Section 15303 of the State CEQA Guidelines; and WHEREAS, this decision is based upon the evidence presented at the hearing, and any information the City Council gathered by viewing the site and the area as disclosed at the hearing.
NOW THEREFORE, the City Council of the City of Solana Beach, California, does resolve as follows:
I. That the foregoing recitations are true and correct.
II. That the request for a DRP and SDP to demolish a single-story, single-family residence and construct a replacement 2,798 square foot multi-level, single-family residence with an attached 548 square foot basement level two-car garage, a 391 square foot basement, and perform associated site improvements at 658 Marsolan Avenue is conditionally approved based upon the following Findings and subject to the following Conditions:
III. FINDINGS
A. In accordance with Section 17.68.040 (Development Review Permit) of the Resolution 2023-009
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City of Solana Beach Municipal Code, the City Council finds the following:
I. The proposed project is consistent with the General Plan and all applicable requirements of SBMC Title 17 (Zoning Ordinance), including special regulations, overlay zones and specific plans.
General Plan Consistency: The project, as conditioned, is consistent with the City’s General Plan designation of Medium Density Residential in the General Plan and intended for single-family residential development with a maximum density of five to seven dwelling units per acre. The development is also consistent with the objectives of the General Plan as it encourages the development and maintenance of healthy residential neighborhoods, the stability of transitional neighborhoods, and the rehabilitation of deteriorated neighborhoods.
Zoning Ordinance Consistency: The project is consistent with all applicable requirements of the Zoning Ordinance (Title 17) (SBMC 17.20.030 and
17.48.040), which delineates maximum allowable Floor Area Ratio (FAR), Permitted Uses and Structures (SBMC Section 17.20.020) which provides for uses of the property for a single-family residence. Further, the project adheres to all property development regulations established for the Medium Residential (MR) Zone and cited by SBMC Section 17.020.030.
The project meets the minimum number of off-street parking spaces and the required front-, side- and rear-yard setbacks and is below the maximum allowable structure height and gross floor area for the property.
II. The proposed development complies with the following development review criteria set forth in Solana Beach Municipal Code Section
17.68.040.F:
a. Relationship with Adjacent Land Uses: The development shall be designed in a manner compatible with and complementary to existing development in the immediate vicinity of the project site and the surrounding neighborhood. The development as
proposed shall also be compatible in scale, apparent bulk, and massing with such existing development in the surrounding neighborhood. Site planning on or near the perimeter of the development shall give consideration to the protection of surrounding areas from potential adverse effects.
The property is located within the MR Zone. Surrounding properties are also located within the MR Zone and are
developed with a mixture of one- and two-story single-family residences. The project, as designed, is consistent with the permitted uses for the MR Zone as described in SBMC Sections Resolution 2023-009
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17.20.010 and 17.12.020. The property is designated Medium Density Residential in the General Plan and intended for singlefamily residences developed at a maximum density of five to seven dwelling units per acre. The proposed development could be found to be consistent with the objectives of the General Plan as it encourages the development and maintenance of healthy residential neighborhoods, the stability of transitional neighborhoods, and the rehabilitation of deteriorated
neighborhoods.
The property is not located within any of the City’s Specific Plan areas; however, it is located within the boundaries of the SROZ.
The project has been evaluated and could be found to be in conformance with the regulations of the SROZ. The project is also located within the Coastal Zone. As a condition of project approval, the Applicants will be required to obtain a Coastal Development Permit, Waiver, or Exemption from the California Coastal Commission prior to the issuance of building or grading permits.
b. Building and Structure Placement: Buildings and structures shall be sited and designed to minimize adverse impacts on the surrounding properties and designed in a manner which visually and functionally enhance their intended use and complement existing site topography. Multi-family residential buildings shall be sited to avoid crowding and to allow for a functional use of the space between buildings.
The Applicants are proposing to demolish the existing residence and construct a replacement multi-level, single-family residence with an attached basement level two-car garage and perform associated improvements. The project would be located in the buildable area of the lot. The existing driveway located in the southwest corner of the lot that slopes up to the existing driveway would be replaced with a new driveway that would slope down to the lower basement level garage.
The 391 square-foot basement level would consist of a storage room accessed from the garage and a utility room and a hallway that provides access to an elevator and a staircase. The main level living area would consist of an open concept living room, kitchen and dining room as well as a powder room, laundry room, a staircase and access to the elevator. An 85 square foot landscaped courtyard is proposed on the east side of the living room. Thirty-four square feet of the courtyard is surrounded on three sides and covered and included in the calculation of floor area. The 50 square foot covered entry is also included in the Resolution 2023-009
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calculation of floor area. There is a 318 square foot covered deck off of the living, dining and kitchen open concept room. The 1,435 square foot upper level would consist of the primary bedroom suite, a sitting room, access to the staircase and the elevator and an additional bedroom with an ensuite bathroom.
A 229 square foot balcony is proposed off the east side of the primary bedroom and a 273 square foot balcony is proposed off the west side of the primary bedroom that can also be accessed by the sitting room. A 304 square foot roof deck is proposed in the center of the proposed roof.
The proposed site improvements on the lot would include water features, hardscape, landscaping and a perimeter fence. The trash and recycle storage is proposed on the southern elevation of the retaining wall needed to construct the driveway to the basement level garage and will be screened by a fence.
The SBMC parking regulations require two off-street parking spaces per single-family residence. When required spaces are provided in a garage, up to 200 square feet of floor area is exempted for each required space. The proposed 548 square foot attached garage would provide two unobstructed parking spaces; therefore, 400 square feet of the garage is exempt from the calculation of floor area. In addition, the garage is attached to the proposed basement living area. According to the SROZ, there are three types of basements that qualify for a square footage exemption. The proposed design is considered
basement attached to garage that is on one level, separated by a door and the only “exposure” is at the garage door. The basement is considered exposed when the adjacent grade
(existing or proposed) is more than three feet below the finished floor of the main level. If the proposed basement, as designed, meets the above criteria, the entire square footage of the living area of the basement is exempt and you would use the 2% calculation to calculate what area of the garage is included in the calculation of floor area. The calculation is as follows:
SF of Garage – 400 SF Parking Exemption = Remaining Garage SF
Remaining Garage SF X Linear Feet of Exposure X .002 = SF Included in Floor Area
For the proposed project the calculations are as follows:
548 SF – 400 SF = 148 SF X 21.3 X 0.02 = 63 SF
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The lot is 6,600 square feet in area, therefore, the maximum allowable floor area calculation for this project, pursuant to the provisions of the SROZ, is as follows:
0.50 for the first 6,000 SF: 3,000 SF
0.175 for the area 6,001 to
15,000 SF:
105 SF
Max. Allowable Floor Area: 3,105 SF
The entire residence is proposed at 3,737 square feet. With the garage exemption of 400 SF and the basement exemption of 476 square feet, the total proposed floor area is 2,861 square feet which is 244 square feet below the maximum allowable for the lot area.
The SROZ requires that if the proposed residence has a threestory façade, the upper level shall not be directly above the basement level exposure but shall be setback at least 10 feet.
As designed, the living area of the upper level is setback from the face of the basement garage exposure 11 to 16 feet.
As designed, the project complies with all required setbacks under the designation “d” on the City’s official Zoning Map.
Marsolan Avenue is 60 feet in width and the SBMC indicates that when a property is located on a right-of-way that is 55 feet or greater in width, the front yard setback can be reduced to 20 feet.
The proposed residence will meet the required setbacks for the proposed property. The maximum building height for the MR Zone is 25 feet. The maximum height of the proposed residence would be 25 feet above the proposed grade with the highest portion of the structure to be at 148.83 feet above MSL at the highest point. As designed, the project will comply with the required parking, maximum floor area, required setbacks, and maximum building height.
c. Landscaping: The removal of significant native vegetation shall be minimized. Replacement vegetation and landscaping shall be compatible with the vegetation of the surrounding area. To the maximum extent practicable, landscaping and plantings shall be used to screen parking areas, storage areas, access roads, and other service uses of the site. Trees and other large plantings shall not obstruct significant views when installed or at maturity.
Drought tolerant plant materials and water conserving irrigation systems shall be incorporated into all landscaping plans.
The project is subject to the current water efficient landscaping regulations of SBMC Chapter 17.56. A Landscape
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Documentation Package is required for new development
projects with an aggregate landscape equal to or greater than 500 square feet requiring a building permit, plan check or development review. The Applicants provided a conceptual landscape plan that has been reviewed by the City’s third-party landscape architect, who has recommended approval. The
Applicants will be required to submit detailed construction landscape drawings that will be reviewed by the City’s third-party landscape architect for conformance with the conceptual plan. In addition, the City’s third-party landscape architect will perform an inspection during the construction phase of the project. A separate condition has been added to require that native or drought-tolerant and non-invasive plant materials and waterconserving irrigation systems are required to be incorporated into the landscaping to the extent feasible.
d. Roads, Pedestrian Walkways, Parking and Storage Areas: Any development involving more than one building or structure shall provide common access roads and pedestrian walkways. Parking and outside storage areas, where permitted, shall be screened from view, to the extent feasible, by existing topography, by the placement of buildings and structures, or by landscaping and plantings.
SBMC Section 17.52.040 and the Off-Street Parking Design Manual (OSPDM) require two (2) parking spaces for a singlefamily residence. The Applicants are proposing to construct a 548 square-foot attached garage in the northeast corner of the proposed residence. The garage would be accessed by a
driveway at the southwest corner of the property from Marsolan Avenue. The proposed two-car garage satisfies the required offstreet parking for the single-family residence. e. Grading: To the extent feasible, natural topography and scenic features of the site shall be retained and incorporated into the proposed development. Any grading or earth-moving operations in connection with the proposed development shall be planned and executed so as to blend with the existing terrain both on and adjacent to the site. Existing exposed or disturbed slopes shall be landscaped with native or naturalized non-native vegetation and existing erosion problems shall be corrected.
The Applicants are proposing approximately 498 cubic yards of cut, 20 cubic yards of fill, 478 cubic yards of export, 23 cubic yards for footings, and 386 cubic yards for recompaction. A majority of the grading would be required to construct the basement and driveway access to the basement level garage.
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The remainder would be for the tiered landscaping in the front yard area and the flat usable yard area behind the house. f. Lighting: Light fixtures for walkways, parking areas, driveways, and other facilities shall be provided in sufficient number and at proper locations to assure safe and convenient nighttime use.
All light fixtures shall be appropriately shielded so that no light or glare is transmitted or reflected in such concentrated quantities or intensities as to be detrimental to the surrounding areas per SBMC 17.60.060 (Exterior Lighting Regulations).
All new exterior lighting fixtures shall comply with the City-Wide Lighting Regulations of the Zoning Ordinance (SBMC
17.60.060). All light fixtures shall be shielded so that no light or glare is transmitted or reflected in such concentrated quantities or intensities as to be detrimental to the surrounding area. g. Usable Open Space: Recreational facilities proposed within required usable open space shall be located and designed to maintain essential open space values.
The project consists of the construction of a replacement singlefamily residence with an attached garage and associated site improvements on a developed residential lot, therefore, usable open space and recreational facilities are neither proposed nor required according to SBMC Section 17.20.040. The Applicants will be required to pay the applicable Park Development Fees prior to building permit issuance.
III. All required permits and approvals including variances, conditional use permits, comprehensive sign plans, and coastal development permits have been obtained prior to or concurrently with the development review permit.
All required permits are being processed concurrently with the Development Review Permit.
IV. If the development project also requires a permit or approval to be issued by a state or federal agency, the city council may conditionally approve the development review permit upon the Applicants obtaining the required permit or approval from the other agency.
The Applicants shall obtain approval from the California Coastal Commission prior to issuance of Building or Grading Permits.
B. In accordance with Chapter 17.63 (Structure Development Permit) of the Solana Beach Municipal Code, the City Council finds the following:
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The proposed structure exceeds 16 feet in height above the existing grade, therefore, the project must comply with all of the View Assessment requirements of SBMC Chapter 17.63 and the Applicants were required to complete the SDP process. The Story Pole Height Certification was certified by a licensed land surveyor on June 30, 2022, showing a maximum building height of 25 feet (148.83 feet above MSL) above the proposed grade. Notices were mailed to property owners and occupants within 300 feet of the project site establishing a deadline to file for View Assessment by August 24, 2022.
The City received two applications for View Assessment. The Applicants redesigned the proposed residence to address the view impairment concerns of the neighbors. The proposed redesign has two areas that are outside of the originally story pole three-dimensional building envelope. One is an expansion of the northeast corner of the living room and the other is the addition of the bathroom area on the second bedroom on the upper level. The Applicants are requesting that the City Council waive the requirement of an additional 30-day public notice for those areas. The Applicants added story poles to show the changes to the three-dimensional envelope of the structure and were able to provide signatures from the adjacent neighbors as well as the neighbors that filed View Assessment indicating that the redesigned residence does not impair their view (Attachment 3).
The Applicants shall submit a height certification prepared by a licensed land surveyor prior to the framing inspection certifying that the maximum height of the proposed addition will not exceed 25 feet above the proposed grade or 148.83 feet above MSL at the highest point shown on the plans.
V. CONDITIONS:
Prior to use or development of the property in reliance on this permit, the Applicants shall provide for and adhere to the following conditions:
A. Community Development Department Conditions:
I. The Applicants shall pay required Fire Mitigation, Park Development and Public Use Facilities Impact Fees, as established by SBMC Chapter 15.60, Chapter 15.65, Chapter 15.66, and Resolution 2018- 147.
II. Building Permit plans must be in substantial conformance with the architectural plans presented to the City Council on January 25, 2023, and located in the project file with a submittal date of October 5, 2022.
III. Prior to requesting a framing inspection, the Applicants shall be required to submit a height certification, signed by a licensed land surveyor, certifying that the building envelope is in conformance with Resolution 2023-009
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City Council approval on January 25, 2023, and that the maximum height of the proposed addition will not exceed 25 feet above the proposed grade or 148.83 feet above MSL, which is the maximum proposed structure height reflected on the project plans.
IV. Any proposed onsite fences, walls and retaining walls and any proposed railing located on top, or any combination thereof, shall comply with applicable regulations of SBMC Section 17.20.040 and
17.60.070 (Fences and Walls).
V. The Applicants shall obtain required California Coastal Commission (CCC) approval of a Coastal Development Permit, Waiver or Exemption as determined necessary by the CCC, prior to the issuance of a grading or building permit.
VI. Native or drought tolerant and non-invasive plant materials and water conserving irrigation systems shall be incorporated into any proposed landscaping and compatible with the surrounding area to the extent feasible.
VII. Any new exterior lighting fixtures shall be in conformance with the CityWide Lighting Regulations of SBMC 17.60.060.
VIII. All light fixtures shall be appropriately shielded so that no light or glare is transmitted or reflected in such concentrated quantities or intensities that render them detrimental to the surrounding area.
IX. Construction vehicles shall be parked on the subject property at all times when feasible. If construction activity prohibits parking on the subject property, the Applicants shall ensure construction vehicles are parked in such a way to allow sufficient vehicular access on Marsolan Avenue and minimize impact to the surrounding neighbors.
X. The Applicants shall connect to temporary electrical service as soon as feasible to the satisfaction of the City.
B. Fire Department Conditions:
I. OBSTRUCTION OF ROADWAYS DURING CONSTRUCTION: All
roadways shall be a minimum of 20 feet in width during construction and maintained free and clear, including the parking of vehicles, in accordance with the California Fire Code and the Solana Beach Fire Department.
II. ADDRESS NUMBERS: STREET NUMBERS: Approved numbers
and/or addresses shall be placed on all new and existing buildings and at appropriate additional locations as to be plainly visible and legible Resolution 2023-009
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from the street or roadway fronting the property from either direction of approach. Said numbers shall contrast with their background and shall meet the following minimum standards as to size: 4” high with a ½” inch stroke width for residential buildings, 8” high with a ½” stroke for commercial and multi-family residential buildings, 12” high with a 1” stroke for industrial buildings. Additional numbers shall be required where deemed necessary by the Fire Marshal, such as rear access doors, building corners, and entrances to commercial centers.
III. AUTOMATIC FIRE SPRINKLER SYSTEM-ONE AND TWO FAMILY DWELLINGS: Structures shall be protected by an automatic fire sprinkler system designed and installed to the satisfaction of the Fire Department. Plans for the automatic fire sprinkler system shall be approved by the Fire Department prior to installation. Per the Solana Beach Municipal Code Title 15 Building and Construction Chapter
15.32 Fire Code Section 15.32.230 NEW Section 903.2.
IV. CLASS “A” ROOF: All structures shall be provided with a Class “A” Roof covering to the satisfaction of the Solana Beach Fire Department.
V. SOLAR PHOTOVOLTAIC INSTALLATIONS (Solar Panels): Solar Photovoltaic systems shall be installed per the California Fire Code and Solana Beach Fire Department requirements.
C. Engineering Department Conditions:
I. The Applicants are required to obtain an Encroachment Permit in accordance with SBMC Section 11.20 for the below frontage improvements being done in the public right-of-way. The frontage improvements shall be done to the satisfaction of the City Engineer prior to the occupancy of the proposed project:
a. Demolition and Removal of existing surface improvements in public right-of-way including, but not limited to, the concrete driveway, retaining wall, concrete steps, stone surface, landscaping, etc.
b. Construction of SDRSD D-25 Type A Curb Outlet.
c. Construction of SDRSD G-14A Driveway approach with 2:1 transitions to the proposed D.G. pathway.
d. Construction of the 10’ wide D.G area compacted and graded at maximum 2% towards the flow line for walking and parking purposes to the satisfaction of the City Engineer.
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e. Construction of Temporary Sacked Keystone Wall.
All proposed improvements within the public right-of-way shall comply with City standards including, but not limited to, the Off-Street Parking Design Manual.
II. The Applicants shall record the Encroachment Maintenance Removal Agreement (EMRA) with the County of San Diego prior to the release of the Grading Bond and Security Deposit/Final Inspection of the Building Permit. The EMRA shall be recorded against this property for all private improvements in the public right-of-way including but not limited to:
a. SDRSD D-25 Type A Curb Outlet
b. Sacked Keystone Wall located on the northerly property line.
II. The Applicants shall complete to the satisfaction of the City Engineer all grading, paving, public improvements, landscaping, and drainage improvements.
III. All construction demolition materials shall be recycled according to the City’s Construction and Demolition recycling program and an approved Waste Management Plan shall be submitted.
IV. Construction fencing shall be located on the subject property unless the Applicants have obtained an Encroachment Permit in accordance with chapter 11.20 of the SBMC which allows otherwise.
V. The Applicants shall obtain a Grading Permit in accordance with Chapter 15.40 of the Solana Beach Municipal Code. Conditions prior to the issuance of a grading permit shall include, but not be limited to, the following:
a. The Applicants shall obtain a grading plan prepared by a Registered Civil Engineer and approved by the City Engineer.
On-site grading design and construction shall be in accordance with Chapter 15.40 of the Solana Beach Municipal Code.
b. The Applicants shall obtain a Soils Report prepared by a Registered Soils Engineer and approved by the City Engineer.
All necessary measures shall be taken and implemented to assure slope stability, erosion control and soil integrity. The grading plan shall incorporate all recommendations contained in the soils report.
c. The Applicants shall provide a Drainage Report prepared by a Registered Civil Engineer. This report shall address the design Resolution 2023-009
DRP21-018/SDP21-016
658 Marsolan Avenue
for detention basin and corresponding outflow system to ensure the rate of runoff for the proposed development is at or below that of pre-existing condition. All recommendations of this report shall be incorporated into the Preliminary Grading Plan.
d. The Applicants shall show all retaining walls and drainage structures. Retaining walls shown on the grading plan shall conform to the San Diego Regional Standards or be designed by a licensed civil engineer. Engineering calculations for all designed walls with a surcharge and nonstandard walls shall be submitted at grading plan check. Retaining walls may not exceed the allowable height within the property line setback as determined by the City of Solana Beach Municipal Code. Contact the Community Development department for further information. e. The Applicants are responsible to protect the adjacent properties during construction. If any grading, construction activity, access or potential construction-related impacts are anticipated beyond the property lines, as determined by the City Engineer, the Applicants shall obtain a letter of permission from the adjoining property owners. All required letters of permission shall be submitted to the City Engineer prior to the issuance of the grading permit.
f. The Applicants shall pay a grading plan check fee in accordance with the current Engineering Fee Schedule at initial grading plan submittal. Inspection fees shall be paid prior to issuance of the grading permit.
g. The Applicants shall obtain and submit grading security in a form prescribed by the City Engineer.
h. The Applicants shall obtain haul permit for import / export of soil.
The Applicants shall transport all excavated material to a legal disposal site.
i. The Applicants shall submit certification from the Engineer of Record and the Soils Engineer that all public or private drainage facilities and finished grades are functioning and are installed in accordance with the approved plans. This shall be accomplished by the Engineer of Record incorporating as-built conditions on the Mylar grading plans and obtaining signatures of the Engineer of Record and the Soils Engineer certifying the as-built conditions. j. An Erosion Prevention and Sediment Control Plan shall be prepared by the Applicant. Best management practices shall be developed and implemented to manage storm water and non- Resolution 2023-009
DRP21-018/SDP21-016
658 Marsolan Avenue
storm water discharges from the site at all times during excavation and grading activities. Erosion prevention shall be emphasized as the most important measure for keeping sediment on site during excavation and grading activities. Sediment controls shall be used as a supplement to erosion prevention for keeping sediment on site.
k. The Applicants shall show all proposed on-site private drainage facilities intended to discharge water run-off. Elements of this design shall include a hydrologic and hydraulic analysis verifying the adequacy of the facilities and identify any easements or structures required to properly convey the drainage. The construction of drainage structures shall comply with the standards set forth by the San Diego Regional Standard
Drawings.
l. Post Construction Best Management Practices meeting City and RWQCB Order No. R9-2013-001 requirements shall be
implemented in the drainage design.
m. No increased cross lot drainage shall be allowed.
n. Prior to obtaining a building permit, the Applicants shall submit a building pad certification statement from a soils engineer and an engineer or land surveyor licensed in Land Surveying per SBMC
15.40.230E. If a demo permit is required for removing existing structures before grading, the Applicants shall obtain the demolition permit separately in order to certify the grading prior to issuance of the Building Permit.
D. City Council Conditions:
I. To be added later if necessary.
IV. ENFORCEMENT
Pursuant to SBMC 17.72.120(B) failure to satisfy any and all of the abovementioned conditions of approval is subject to the imposition of penalties as set forth in SBMC Chapters 1.1.6 and 1.18 in addition to any applicable revocation proceedings.
V. EXPIRATION
The Development Review Permit for the project shall expire 24 months from the date of this Resolution, unless the Applicants have obtained building permits and has commenced construction prior to that date, and diligently pursued construction to completion. An extension of the application may be granted by the City Council Resolution 2023-009
DRP21-018/SDP21-016
658 Marsolan Avenue
according to SBMC 17.72.110.
VI. INDEMNIFICATION AGREEMENT
The Applicants shall defend, indemnify, and hold harmless the City, its agents, officers, and employees from any and all claims, actions, proceedings, damages, judgments, or costs, including attorney’s fees, against the City or its agents, officers, or employees, relating to the issuance of this permit including, but not limited to, any action to attack, set aside, void, challenge, or annul this development approval and any environmental document or decision. The City will promptly notify the Applicants of any claim, action, or proceeding. The City may elect to conduct its own defense, participate in its own defense, or obtain independent legal counsel in defense of any claim related to this indemnification.
In the event of such election, the Applicants shall pay all of the costs related thereto, including without limitation reasonable attorney’s fees and costs. In the event of a disagreement between the City and Applicants regarding litigation issues, the City shall have the authority to control the litigation and make litigation related decisions, including, but not limited to, settlement or other disposition of the matter. However, the Applicants shall not be required to pay or perform any settlement unless such settlement is approved by the Applicants.
NOTICE TO APPLICANTS: Pursuant to Government Code Section 66020, you are hereby notified that the 90-day period to protest the imposition of the fees, dedications, reservations or other exactions described in this resolution commences on the effective date of this resolution. To protest the imposition of any fee, dedications, reservations or other exactions described in this resolution you must comply with the provisions of Government Code Section 66020. Generally the resolution is effective upon expiration of the tenth day following the date of adoption of this resolution, unless the resolution is appealed or called for review as provided in the Solana Beach Zoning Ordinance.
PASSED AND ADOPTED at a regular meeting of the City Council of the City of Solana Beach, California, held on the 25th day of January, 2023, by the following vote:
AYES: Councilmembers –
NOES: Councilmembers –
ABSENT: Councilmembers –
ABSTAIN: Councilmembers –
______________________________
LESA HEEBNER, Mayor
Resolution 2023-009
DRP21-018/SDP21-016
658 Marsolan Avenue
APPROVED AS TO FORM: ATTEST:
______________________________ ______________________________ JOHANNA N. CANLAS, City Attorney ANGELA IVEY, City Clerk A
658 MARSOLAN
658 MARSOLAN, SOLANA BEACH CA 92075
ABBREVIATIONS (E) EXISTING CONG CONCRETE FLA SNK FLOOR SINK MIN MINIMUM RAG RETURN AIR GRILLE ABV ABOVE CONT CONTINUOUS FLSH'G FlASHING MIR MIRROR RB RESILIENT BASE
AC ACOUSTICAL CORR CORRIDOR FO FACE OF MNT MOUNTED RCP REFLECTED CEILING PLAN
ACC ACCESSIBLE CPT CARPET FR FRENCH DOOR MO MASONRY OPENING RD ROOF DRAIN
ACT ACOUSTICAL CEILING TILE CTR CENTER FRP FIBER REINFORCED PLASTIC MS MOP SINK REIS RE-SAWN AD AREA DRAIN DBL DOUBLE FS FINISH SURFACE MT\. METAL RECSS'D RECESSED
ADA AMER ICANS W/ DISABILITIES ACT DF DRINKING FOUNTAIN FT FOOT OR FEET MTR METER REF REFERENCE AOD1. ADDITIONAL DIA DIAMETER FTG FOOTING MTRL MATERIAL REFL REFLECTED
ADJ ADJUSTABLE DS DOWNSPOUT FURR FURRING MUL MULLION REFAIG REFRIGERATOR AFF ABOVE FINISH FLOOR DTl DETAIL GA GAUGE NIC NOT IN CONTRACT AEO'O REQUIRED ALUM ALUMINUM DWG DRA\VING GALV GALVANIZED NOM NOMINAL RES RESILIENT
AN ANODIZED EA EACH GALV GALVANIZED NTS NOTTO SCALE RFG ROOFING AP ACCESS PANEL EJ EXPANSION JOINT GC GENERAL CONTRACTOR Of OVER RM ROOM APPROX APPROXIMATE EL ELEVATION GL GLASS 0/FL OVERFLOW DRAIN RMC RECESSED MEDICINE CABINET 11 ASYM ASYMMETRICAL ELEC ELECTRICAL GYP GYPSUM QC ON CENTER RO ROUGH OPENING BATT BATTING EMER EMERGENCY HB HOSE BIBB 00 OUTSIDE DIAMETER RP RAISED PANEL
BD BOARD EP ELECTRICAL PANEL HC HOLLOW CORE OPNG OPENING RR RESTROOM
BLDG BUILDING EO EQUAL HD HOT DIPPED OPP OPPOSITE SC SOLID CORE
BLW BELOW EOPT EQUIPMENT HM HOLLOW METAL OSGI OWNER SUPPLIED CONTRACTOR SCHED SCHEDULE
BM BEAM EX EXISTING HORIZ HORIZONTAL INSTALLED SECT SECTION
BO BOTTOM OF EXT EXTERIOR HR HOUR OVHD OVERHEAD SH SHELF BTWN BETWEEN FA FIRE AL.ARM HT HEIGKT PART PARTmON SHT SHEET BUR BUILT-UP ROOFING FAC FIN FACTORY FINISH ID INSIDE DIAMETER P-lAM PLASTIC LAMINATE SHT'G SHEATHING BYD BEYOND FAU FORCED AIR UNIT IN INCHES PLSTR PL.ASTER SHWR SHOWER
CAB CABINET FC FISER CEMENT INSUL INSULATION PLT PLATE SIM SIMILAR CEMT CEMENmIous FD FLOOR DRAIN INT INTERIOR PLYWD PLYWOOD SIP STRUCTURAL INSULATED PANEL CIP CAST IN PLACE FEC FIRE EXTINGUISHER CABINET JST JOIST PNT PAJNT(ED} SMF SHEET METAi FLASHING CJ CONTROL JOINT FF FINISH FLOOR L<V LAVATORY SINK PR PAIR SPEC SPECIFICATION CL CENTER LINE FG FINISH GRADE MANUF MANUFACTURER PREFIN PAE-FINISHED ss STAINLESS STEEL CLG CEILING FlN FINISH MAX MAXIMUM PV PHOTOVOLTAIC SSG STRUCTURAL SILICONE GLAZED
CMU CONCRETE MASONRY UNIT FL FLUORESCENT MDF MEDIUM DENSITY FIBERBOARD PWDR POWDER STD STANDARD CNTR COUNTER FLR FLOOR MECH MECHANICAL R RADIUS STl STEEL
A B C D H
STRUCT STRUCTURAL
SUSP SUSPENDED
SWM SELF-ADHERING WATERPROOF
MEMBRANE
T&G TONGUE & GROOVE
IB TOWEL BAR
TEL TELEPHONE
THRESH THRESHOLD
TO TOP OF
TPH TOILET PAPE HOLDER
TS TUBE STEEL
TYP TYPICAL
UNO UNLESS NOTED OTHERWISE
VAV VARIABLE AIR VOLUME
VCT VINYL COMPOSmON TILE
VERT VERTICAL
VIF VERIFY IN FIELD
w W1DTH
WI W1TH
W/0 WITHOUT
WC WATER CLOSET
WD WOOD
WH WATER HEATER
WR WATER RESISTANT
M
GREEN BLDG STANDARDS AREA TABULATION 1. STORM WATER DRAINAGE/RETENTION DURING CONSTRUCTION. PROJECTS WHICH DISTURB LOT INFORMATION ·
LESS THAN ONE ACRE OF SOIL SHALL MANAGE STORM WATER DRAINAGE DURING CONSTRUCTION BY ONE OF THE FOLLOWING:
A. RETENTION BASINS.
8. WHERE STORM WATER IS CONVEYED TO A PUBLIC DRAINAGE SYSTEM, WATER SHALL BE FILTERED BY USE OF A BARRIER SYSTEM, WAffiE OR OTHER APPROVED METHOD. CGC SECTION 4.106.2.
2. GRADING AND PAVING. SITE GRADING OR DRAINAGE SYSTEM WILL MANAGE ALL SURFACE
WATER FLOWS TO KEEP WATER FROM ENTERING BUILDINGS (SWALES, WATER COLLECTION, FRENCH DRAINS, ETC.). CGC SECTION 4.106.3. EXCEPTION: ADDmONS NOT ALTERING THE DRAINAGE PATH.
3. INDOOR WATER USE TO COMPLY WITH THE FOLLOWING:
FIXTURE JYPE WATER CLOSETS
URINALS (WALL MOUNTED)
URINALS {OTHERS)
SHOWERHEADS
LAVATORY FAUCETS
KITCHEN FAUCETS
METERING FAUCETS
MAX FLOW RATE
1.28 GALJFLUSH
0.125 GAIJFLUSH
0.5 GAIJFLUSH
1.6 GPM@BO PSI
1.2 GPM@SO PSI
1.8GPM @60PSI
0.20 GAU CYCLE
LAVATORY FAUCETS SHALL NOT HAVE A FLOW RATE LESS THAN 0.6 GPM AT 20 PSI.
4. WHEN A SHOWER IS PROVIDED MULTIPLE SHOWER HEADS, THE SUM OF FLOW TO All THE HEADS SHALL NOT EXCEED 1.6 GPM @60 PSI, OR THE SHOWER SHALL BE DESIGNED SO THAT ONLY ONE HEAD IS ON AT A TIME. CGC SECTION 4.303.1.3.2.
5. LANDSCAPE IRRIGATION WATER USE SHALL HAVE WEATHER OR SOIL BASED CONTROLLERS. CGC 4.304.1.
6. RECYCLING. A MINIMUM OF 65% OF CONSTRUCTION WASTE IS TO BE RECYCLED. CGC SECTION 4.408.1 .
7. RECYCLING. THE CONTRACTOR SHALL SUBMIT A CONSTRUCTION WASTE MANAGEMENT PlAN. CGC SECTION 4.406.2.
6. OPERATION AND MAINTENANCE MANUAL THE BUILDER IS TO PROVIDE AN OPERATION MANUAL CONTAINING INFORMATION FOR MAINTAINING APPLIANCES, ETC. TO THE OWNER AT THE TIME OF FINAL INSPECTION. CGC SECTION 4.410.1 .
9. POLLUTION CONTROL DURING CONSTRUCTION, ENDS OF DUCTS ARE TO BE SEALED, AND MECH EQUIPMENT IS TO BE COVERED. CGC SECTION 4.504.1.
10. POLLUTION CONTROL VOC'S MUST COMPLY WITH THE LIMITATIONS LISTED IN SECTION
4.504.3 AND TABLES 4.504.1, 4.504.2, 4.504.3, AND 4.504.5 FOR ADHESIVES, PAINTS AND COATINGS, CARPET AND COMPOSITION WOOD PRODUCTS. CGC SECTION 4.504.2. 11 . INTERIOR MOISTURE CONTROL. CONCRETE SlABS Will BE PROVIDED WITH A CAPILLARY BREAK CGC SECTION 4.505.2.1.
12. INTERIOR MOISTURE CONTROL. THE MOISTURE CONTENT OF WOOD SHALL NOT EXCEED 19% BEFORE IT IS ENCLOSED IN CONSTRUCTION.THE MOISTURE CONTENT NEEDS TO BE CERTIFIED BY ONE OF 3 METHODS SPECIFIED. BUILDING MATERIALS WITH VISIBLE SIGNS OF WATER DAMAGE SHOULD NOT BE USED IN CONSTRUCTION.
THE MOISTURE CONTENT MUST BE DETERMINED AND CERTIFIED BY THE CONTRACTOR BY 1 OF 3 METHODS LISTED IN CGC 4.505.3.
13. INDOOOR AIR QUALITY. BATHROOM FANS SHALL BE ENERGY STAR RATED, VENTED DIRECTLY TO THE OUTSIDE, AND CONTROLLED BY A HUMIDISTAT. CGC 4.506.1.
14. HEATING AND AIR CONDITIONING SYSTEM DESIGN. HEATING AND AIR CONDITIONING
SYSTEMS SHALL BE SIZED, DESIGNED AND HAVE THEIR EQUIPMENT SELECTED USING THE FOLLOWING METHODS: {SUPPORT DOCUMENTATION REQUIRED AT APPLICATION SUBMITT Al) 4.507 .2.
A. ESTABLISH HEAT LOSS AND HEAT GAIN VALUES ACCORDING TO ANSI/ACCA MANUAL J2016, ASHRAE HANDBOOKS OR OTHER EQUIVALENT METHODS.
B. SIZE DUCT SYSTEMS ACCORDING TO ANSIIACCA 1 MANUAL 0-2016. ASHRAE HANDBOOKS OR OTHER EQUIVALENT METHODS.
C. SELECT HEATING AND COOLING EQUIPMENT ACCORDING TO ANSI/ACCA 3 MANUALS2014 OR OTHER EQUIVALENT METHODS.
EXCEPTION: USE OF Al TERNATE DESIGN TEMPERATURES NECESSARY TO ENSURE THE SYSTEMS FUNCTION ARE ACCEPTABLE.
15. PRIOR TO FINAL INSPECTION, THE LICENSED CONTRACTOR, ARCHITECT, OR ENGINEER
IN RESPONSIBLE CHARGE OF THE OVERALL CONSTRUCTION MUST PROVIDE TO THE
BUILDING DEPARTMENT OFFICIAL WRITTEN VERIFICATION THAT ALL APPLICABLE
PROVISIONS FROM THE GREEN BUILDING STANDARDS CODE HAVE BEEN IMPLEMENTED AS PART OF THE CONSTRUCTION. CGC 102.3.
DRAFTING SYMBOLS
0---- DRAWING TITLE ABOVE, BELOW, OR HIDDEN
---\,-- CUTUNE
0 GRID LINES
0 DOOR IDENTIFIER
G BUILDING SECTION
◊ WINDOW IDENTIFIER
-,~ I ' -0 WALL OR DETAIL MATERIAL IDENTIFIER \ A a.1 SECTION -✓
0 m FIXTURE IDENTIFIER
DETAIL
CALLOUT
01.01 KEYNOTE
~ '
~ o _& REVISION CLOUD/CALLOUT
3 2 EXT/I NT ELEVATIONS
N ~ DATUM POINT
E8 ...!!:..!!..!!. ELEVATION
NORTH
ARROW "r SLAB STEP
K M
LOT SIZE: 6,600 SF {GROSS ANO NEl)
FLOOR AREA RATIO: CALCULATION PER SROZ
0.5 (FIRST 6,000 SF)
0.175 (FROM 6,001 SF - 15,000 SF)
01 (FQR1500QSF-20000SFl ALLOWABLE GFA:
EARTHWORK INFORMATION·
W SITE GRADING:
X FOOTING EXCAVATION:
Y REMOVAL & RECOMPACTION:
Z TOTAL GRADING (W+X+Y):
LANDSCAPE INEORMATICN·
NON-LANDSCAPED AREA:
NON-IRRIGATED LANDSCAPE:
IRRIGATED LANDSCAPE:
WATER FEATURES:
DECORATIVE HAROSCAPE:
TOTAL LOT AREA
101 CY
23CY
386CY
510CY
.El!Jillllli.
2,685 SF
0 SF
3,207 SF
OSF
708SF
3,000 SF
104.8 SF
O SF
3,105 SF
== 3.634 SF
OSF
1.976SF
12SF
978 SF
6,600 SF
IRRIGATED LANDSCAPE:
AREA OE WORK 1,976 SF
WATER FEATURES: 12SF
DECORATIVE HARDSCAPE: 978SF
AGGREGATE LANDSCAPE AREA 2,966 SF
PROJECT TEAM ARCHITECT STEPHEN DALTON ARCHITECTS
444 S CEOAOS AVE. STUDIO 190
SOLANA BEACH, CA 92075
858.792.5906
SURVEY METROPOLITAN MAPPING
3712 30TH STREET
SAN DIEGO. CA921Q.1
619-431-5250
CIVIL SAMPO ENGINEERING INC.
171 SAXONY ROAD, SUITE 213
ENCINITAS, CA 92024
760-436-0660
LANDSCAPE GEORGE MERCER
990 SEACOAST DRIVE, SUITE 20
IMPERIAL BEACH. CA 91932
619-882-2499
SOILS CHRISTIAN WHEELER ENGINEERING
3980 HOME AVE
SAN DIEGO, CA 92105
619-550-1700
STRUCTURAL
N p
R
PROJECT DATA PROJECT NAME 658 MARSOLAN
OWNER MARINA GUMANOVSKAYA
BORIS SHLOPOV
PROJECT ADDRESS 658 MARSOLAN AVENUE
SOLANA BEACH, CA 92075
A.P.N. 298-322-10-00
LEGAL DESCRIPTION LOT 46 OF VILLA DEL MAR UNIT ND.
1, ACCORDING TO MAP NO. 3332
BASE ZONE MR
OVERAY ZONE($) SCALED RESIDENTIAL OVERLAY
REQUIRED SETBACKS FRONT: 2ff
REAR: 25'
SIDE {EXTERIOR): 5'
SIDE {STREET): NA
YEAR BUILT BEFORE 1994
SPRINKLERS(YESINO) YES
REQUIRED PERMITS DESIGN REVIEW PERMIT
STRUCTURAL REVIEW PERMIT
BUILDING PERMIT
BUILDING CODE{$) 2019 CBC
CONSTRUCTION TYPE VB
OCCUPANCY R-3
STORIES
EXISTING HEIGKT 10'-8'
PROPOSED HEIGHT 24'-1 O'
Q,)
f--- - ----------- ; ,,::
SHEET INDEX ...., >--- ---------- ------t ...
C,)
Q,)
A0-1 TITLE SHEET
A0-2 EXISTING SITE PHOTOS
C-1 CIVIL DEMO PLAN
L-1
C-2 PRELIMINARY
LANDSCAPE PLAN
GRADING PLAN
- Al-1
A1·2
Al-3
A2-0
A2·1
A2·2
A2-4
A3·1
A3-2
A4-1
ARCHITECTURAL SITE PLAN
AREA PLANS ANO CALCULATIONS
STORY POLE PLAN
BASEMENT PLAN
FLOOR PLAN
SECOND FLOOR PLAN
ROOF PL.AN
EXTERIOR ELEVATIONS
EXTERIOR ELEVATIONS
BUILDING SECTIONS
DEFERRED SUBMITTALS 1. PHOTOVOLTAIC SYSTEM
SUBMITTAL DOCUMENTS FOR DEFERRED SUBMITTAL ITEMS
SHALL BE SUBMITTED TO THE ARCHITECT OR ENGINEER OF
RECORD, WHO SHALL REVIEW ANO FORWARD THEM TO THE
BUILDING OFFICIAL WITH A NOTATION INDICATING THAT THE
DEFERRED SUBMITTAL DOCUMENTS HAVE BEEN REVIEWED
AND THAT THEY HAVE BEEN FOUND TO BE IN GENERAL
CONFORMANCE WITH THE DESIGN OFTHE BUILDING. THE
DEFERRED SUBMITTAL ITEMS SHALL NOT BE INSTALLED
UNTIL THEIR DESIGN AND SUBMITTAL DOCUMENTS HAVE
BEEN APPROVED BY THE BUILDING OFFICIAL
ENERGY CONSERVATION COMPLIANCE WITH THE DOCUMENTATION REQUIREMENTS OF THE 2019 ENERGY EFFICIENCY STANDARDS rs NECESSARY FOR THIS PROJECT. REGISTERED, SIGNED, ANO DATED COPIES OF THE APPROPRIATE CF1R, CF2R, AND CF3R
FORMS SHALL BE MADE AVAILABLE AT NECESSARY
INTERVALS FOR BUILDING INSPECTOR REVIEW. FINAL
COMPLETED FORMS WILL BE AVAILABLE FDA THE BUILDING
OWNER.
SCOPE OF WORK DEMO EXISTING STRUCTURES
CONSTRUCTION OF A NEW SINGLE-FAMILTY HOME
CONSTRUCTION OF AN ADU
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SITEADDRESS: 658 M;J?Sa;II A~ SIV/IA 1/fACI/, CA 92075
ASSf,SS()R~/AllCF,LNO.: 298-322- 10
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15 Pf/OTECT SIJ?lf:Y UIJIIIMIIT II-PLACE
16. 119101£ MfJ RflOCA TE WA 1111 UfTER AM! l,f'GI/A/£ FIXI F1lf SPl/fl,~/£RS 17 PIIOTECT filCTR!CAJ. BOX II-PLACE A/IV ADJJST T1J NF.W StllFACE 18 Pf/OTECT CO/IC1/fTE /l\llf:WA r Ill-PLACE
19. Pf/OTECT COIICRfTE SIJ?FACE Ill-PLACE
20. Pf/OTECTFJ/f HWIIAIIT
21. PIIOTECT f' GAS £1/f II-PLACE
22. PIIOTECT WAJ1JI SER~ II-PLACE
23. 119101[ MfJ RfCOIIS1TIUCT COIICRfTE StllFACE
21. PIIOTECT M,UBOX Ill-PLACE
2S Pf/OTECT STAI/ Ill-PLACE
10 10
I I SCALE: 1" - 10'
ENGINEERING DEPARTMENT
20 I
SHLOPOV/GUMANOVSKA YA RESIDENCE
658 MARSOLAN Av[ SHEET 1 OF 2
OWNl/1: 1/(1//S ~ Sll(Y'()V AJ/0 MA/It/A GU/ANO~AYA
sm:,l!)DRlSS: 658 MAIIS<XAII Alf/M; saANA 1£ACII. CA 92075 ASSF,SS()n!ARCELNO.: 298- 322- 10
LEGALDESCRJ1110,V:LOT 46 IF ~!LA /J£1. MAR UNIT NO. I, ACCC¥IOING TO I/AP NO. JJJ2, FILED IN THE (me£ IF THE COOi/TY REC0fl0€II IF SAN /XEGO COOi/TY. NO',fJ/8£R 15, 1955.
DATEOFSYRYEY: 03- 29-21
l'ER11CAL BFliCJ/MARK: COON TY IF SAN /X[GO ITTWCAL Ca/71/0L BENC/11/ARK l/(1//J/J£NT OESC1//PllON: 5DlER 1/H 1/(j/ {PER Tl/ 1690} LOCAlll1/: a IF CEDROS Alf AND 1/ARSW.N Alf DA/VII: NG',1J 29 E1£VAT1CJ/: 118.27 FEET
EAIITTnl'ORK QUAl/1111M:
OJ[ 510 er MAX OJT D{PT/1: 10.5'
flL 20 er MAX Ill. 1£/GHT: 2.5' £XP<11,· 490 er
I/Pf/I= AREA CALCW.T1CJ/S:
fl(JSTI/C TOTAL 11/PfR',f(XJS Al1fA l785 SF [l(JSTIIC TOTAL PfR',f(XJS Al1fA ZB/5 SF Pfla'05[JJ TOTAL I/Pf/I= AREA J.232 SF Pfla'05[JJ TOTAL PfR',f(XJS AREA 3.368 SF PRr1'0SED D£CR£ASE Ill lll'fllKWS AREA· 55J SF
A'OTES:
I. [XISTIIC TrPOIJIAPHY S/1-0IIN IER£11/ Pf/OWJED BY llfll/aWTAN 1/APPIIIG, I/IC.
2. A PIIEl.ll:NARY n11£ RfPl1/T PflEPARED BY fflST AM£TIICAN nil£ CIJIPANY DA 1!D AIJGVST 27, 2020 AS (1/()fJI NO /XV-6.JIU/89 WAS lim'JW FIJII [l(JSTII/C 11/-SIIE £ASEM£J/T5- SAtJ PRf/.JIIIIARY nil£ RfPl1/T ll£lfAJ.£D (1{[ 11/-SIIE D1STIIIG EASEJIEN, SAtJ £AS8/ENT HAS BEIN PI.Oll!D IEREIJ/ AJ/0 llff£R£NC[J) 00.0W PfR SAtJ ~ARY nil£ RfPl1/T (IMll£RIIIG PfR SAtJ nil£ RfPl1/T)
RfllOlf w 1&iffrffi =tt::Af'tr!f'/A/ff;;'lv Aljg ~t CIXiPANY. llfCIXIW) JANUARY JO 1956, AS Boa( NO. 5958, PAGE 77 OF J. AJ1. 111-SIIE ST/XIII IX/Ml AJ/0 1111P AREAS ARE PIIIVAIE AM! SI/AU. Bf 1/AI//Atl[/) BY 11£ PllfHRrr OIINER.
4. WAJJ. E1£VA T1CJ/S SIKIIIN /1£l/£11/ MA Y VARY IXJIIIIIC IXWS7Rf/CT1CJ/ Ill: Ill [l(JSIII/C 11/ADfS AJ/0 sat. £JICIIE£1I RfC()j/llfJ,f)AIIIJ/S. sat. fJ/GHFil S/1AJJ. [)£lf//j/K FIi/A/. WAJJ. FOOTIIC D{PT//5. 5 ll(ff OO'llt/SIWTS Ill Bf /XSOIARGfD I/Ill) UJl/SCAPf AREAS Pf/1(1/ Ill /XSO/Aii'Gf Ill 11£ SA llSFACT1CJ/ OF 11£Grr£JICIIE£11. WA/ER SI/AU. NOT/if AJJ.OllfD TOffH/ 111 SIIE iJlJ SI/AU. NOTIJIIAII llJWARO BWJ//IG FaHJAIIIJ/S.
YiJIJAJJ.T'IPfSIFSH/1111/G
1/fTAI//NC WAJJ.S.1171JICS. AJ/0 FIJII SH/1111/G AN/J STA//IJZAT1CJ/ PIii/Xi .A9.MIIIICPfRJIT FIXIAJJ.SH/1111/G.
7. AJ1. [l(JSTIIIG iJlJ Pfla'05[JJ UTllrr INS SERW/C 11£ SW.CCI Pl/fHRrr SI/All Bf IIISTAJ.l£D INJ£lll1//XN)_ 8 CIJ/TIIACT1XI Ill R£US£ 11£ EXISTIIC WA /ER SERKCE C1.fl/lENR YI/I-USE£ FEASl/lL
9. CIJ/TIIACT1XI Ill LOCAIE 11£ EXISIII/C 5lla' LA/11/AJ. C1.fl/lENRY SERWIG 11£ D1STIIIG RE'SWICE iJlJ R£USE £ FEASlllL
10. ANY DAMAGED CUl/8 iJlJ GUT/ER AS 11£9.XT OF 11£ IXWS7Rf/CT1CJ/ IS TO Bf 11£CIJ/S7Rf/Cl!D AJ/0 /ifPIAC8!. 7115 Pl.AN. 11/G.W/NC DfSl(;N DfTAI.S, CIJ/S7Rf/CT1CJ/ NO/ES AJ/0 OnETI CONCEPIVAJJ.Y llflff'llf/) BY 11£ arr AS PART OF THE DISl1/fTIONARY APPf/OVAJ. MV IXJMPl/£H£NSl1f 1/flfflf 11/U Bf P£Rfl1/llfO BY THE arr AS PART OF 11£ ll £XT1RK11 Cl1/al[lf FlAIIIOO/: £XIEfll{1/ Cl1/al[lf SlABS 11111/NJf S//ruD HAif A """1A/ 1IICKJ£SS OF &ii'Wrfls'fffM:fl&~THwtlJJt~:ss"1
JffsfJ/~/l:ifff/JH/iaOCCfJ BAIISPI.AC8JATl2JNCJ£S.
14. AJ1. S7Rf/CTUl/£S Ill 11£ PI.B/C RIC/IT- OF- WAY NOT MT Ill SAN IJCGO 1/fG//XIAJ. SliJIJARO 0/WI/JIGS SI/All Bf PIIIVAl1!Y 1/AI/IEJIANCE OIC1/0ACJ/IJENT 1/AI/IEJIANCE AJ/0 RfllOVAJ. Al1/£DlfNT 11£CIXIW) _________ 20ll AS OOCUM£/IT NO. 20 OF 0.11
VICINITY MAP I NOTTO SCALI' !
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lll(X OFl/8" Ill J/8" {NO. 8)
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Cll(X£J/ CMS£ - 4" I/la( OFJ/8" TO ,;z· {NO. 57) Cl/US/ED ROCK ""~ 5· I/la(
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ANOIIJIIS {nP.) '{Jfi J'?/Xi/f{!;/f ff//£ SI.OF£ EXCEIDS 5.% ==VEGETATED DRAINAGE SWALE ® ===================;;;;;:iNTS B I
5.5" lll(X BY
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C/J/C1lflf PAlfl/ENT
DfCIJIPOSED 11/ANIIE PATH
PlltVAIE 11/AKrr ST/XIII OIIAI/ PIPf
PlltVAIE SW- 0/IAIIPIPf
Pl/tVAIE AREA 0/IAI/ CATal BASIi/
PRa'OSfDIXJIINSP{JIJT
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EXISTIIIG /J/JllflSP{)IJT
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IZZZZZZJ
[jJJ_j_J_J_J_J_J]
I. PIIIJl'OSED Rf'SrolC[ PfR AIIOIIECrs Pl.ANS. SEE S/£ET NO A2- 2 z PIIIJl'OSED GNIAG[ PfR AIIOITITrs Pl.ANS SEE S/£ET NO AI-J J PIIIJl'OSED BAS[JIOIT PfR AIIOIIECrs Pl.ANS. SEE S/£ET NO AI-J
4. PIIIJl'OSED Cl1/C1lflf SllPS 11111/NJf SEE CIJ/S7Rf/Cll/X/ NOif NO. IJ
5. PIIIJl'OSED TREWS ADOif 11/NJf PfR AIIOIIECrs Pl.ANS.. SEE S/£ET NO Al-I
6. PIIIJl'OSED f IIIO£ X f IIID£ SIEPPIIIG SITJ/fS HIT// ROCK Ill .JJ/175 PfR WIOSCAPf AIIOIIECT Pl.AN
7. PRr1'0SED 2.6' IIG/I P(J,f/f/) Ill Pl.ACE C/J/C1lflf WAil. PfR UJl/SCAPf AIIOIIECrs Pl.AN £ PRr1'0SED DfCTJ/POSED 11/ANIIE SIA/FACE
9. PIIIJl'OSED P£l1JJfAB.£ PA1£1' PA7IO PfR DfTAI. 'A"
IG PIIIJl'OSED C/J/C1lflf IJl/11fWAY PfR SIJIISO G-IM
II. Pfla'05[JJ IW/TAI/ PfR AIIOIIECrs Pl.ANS
12 Pfla'05[JJ S7fD. 111£ CQlf71!1) AIIBal PfR UJl/SCAPf AIIOIIECT Pl.AN
13. Pfla'05[JJ Pl.AN/ER PER UJl/SCAPf AIIOIIECT Pl.AN
14. Pfla'05[JJ 42" IIQ/ l1N<F iJlJ CAif
15. PIIIJl'OSED (JIJ 1/fTAI/IIIG WAil.
16. PIIIJl'OSED 5.5" lll(X BY f IIIO£ PfR',f(XJS C/J/C1lflf IJl/11fWAY 111TH 4" GAPS Fl1£D 111TH 11/AITT 8fTIIUJI Cl1/CREIE. SEE DfTAI. "C"
17. PIIIJl'OSED PCC /!US// CUl/8 PfR DfTAI. 'A"
18. PRr1'0SED Tl/ASH EJ/aO.Slllf
19. PIIIJl'OSED 6' IIQ/ l1N<F AND CAif
20. PRr1'0SED E1£VAT1XI PfR AIIOIIECrs Pl.ANS SEE S/£ET A2- I
21. Pf/OIECT 5lla' UIERAJ. AJ/0 R£US[ ll) SERlf //fW R£SlfJ£N{[, IF FEASl/lL CIJ/TIIACT1XI Ill i£l'f1' Tl£ 1111£1'1 E1£VAT1CJ/, SZE, SUH AJ/0 C/J/Olll/X/ OF Pf'£ 5lla' UIERAJ. 4" DIA O 2% 1111. SUH
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23. Pfla'05[JJ IEMPIJIIARY SACXED KflST/11£ WAil. OIi SIIIIUII
24. PIIIJl'OSED 11/fEN ll(ff 01£1' GNIAGE PfR AIIOIIECrs Pl.AN ST(JII/ DRAIN/WATER OUAUTY 0 I. PIIIJl'OSED Tl/£NOI IJIINN Z PIIIJl'OSED PlltVAIE ST/X/1/ IJ/IAI/ PK: PIP[ 0 IX j///_ SI.OF£ l PIIIJl'OSED PERflJIIA l!D STIJIIJI IJIIAI/ PIPf O IX 1/111. SI.OF£
4. PIIIJl'OSED PlltVA IE CA Tai BASIi/ BY NOS IJII APPf/OlfD HIJA/.
5. PIIIJl'OSED CUl/8 0011ET PfR SIJIISO 0-25 TYPE A
6. PIIIJl'OSED STIJIIII IJ/IAI/ SJIIP t PI.AIP. DfSl(;N BY OnETIS
7. PIIIJl'OSED PllfSS1II£ PIPf DfSIGH BY OnETIS
8 PIIIJl'OSED PllfSS1II£ Ill 11/A Krr aEANOOT "1TH S/W CQ1£1'
9. PIIIJl'OSED lfGETAllD 0/IAINAGE SWAJ.£ PfR DfTAlt B
ABBREYLl110,VS:
I. 11£ ENTII/£ OJSllJI,/ PfRWJJS IJl/11fWAY WAS C/J/SIJ£R£D IJ/PfR~OOS FIX/ AREA CALCW.ll/X/S Ill 11£ HYIJllaOCY RfPl1/l
Z Tl£ ENTII/£ OJSll)l,I PER KOOS IJl/11fWA Y WAS 11/aWED AS PART OF Tl£ PfR',f(XJS AREA SIKIIIN Ill IIIS PllfiltNARY 11/AlXJIG Pl.AN AND #IU PIIQIIO[ TllfATIIENT FIJII Tl£ IJl/11fWA<
CUSTOM PERVIOUS DRIVEWAY DETAIL © ==NO= IE5. = · ==================N=1T5 C -Ail AGl1/£CAIE MIIST Bf aEAN/f(ASIED AND Fl/£1 OF FlllfS (SAND. SlT, ETC.) -£AO/ CMS£ SI/All Bf lflll/AT1XIY CWPACl!D 8fFIJII£ PI.AC[l/[//T OF NEXT CMS£ -NO IIJP£//KOOS lJ/£11 IJII Fl /ER f,'JJ///C IS Ill Bf USED 10 I
10 20
I I SCALE: 1" = 10'
ENGINEERING DEPARTMENT
PRELIMINARY GRADING PLAN FOR.·
SHLOPO V /GUMANO VSKA YA RESIDENCE
658 MARSOLAN AV[ CASE NO.· DRP21-018 SHEET 2 OF 2
PLANT LEGEND
SYMBOL
0 GI
~ ey e
8 ~
€J,
®
® @ @
tf) @) w
(8)
CD M<,
if:! w
@ 8 @
@ s @) @ 0
@]
DESCRIPTION
ABUTILON PALMERI - PALMER'S INDIAN MALLOW
AEONIUM 'KIWI' - KIWI AEONIUM
AGAVE 'RAY-OF-LIGHT'
ALOE ARBORESCENS - KRANTZ ALOE
ALOE STRIATA - GHOST ALOE
ARCTOSTAPHYLOS 'HOWARD MCMINN' - MANZANITA
DIANELLA 'CASSA BLUE' - FLAX LILY
DIPLACUS AURIANTICUS - MONKEY FLOWER
ERIOGONUM GRANDE RUBESCENS
EUPHORBIA POLYCHROMA - CUSHION SPURGE
EUPHORBIA TIRUCULLII - STICKS ON FIRE
FEL.IOA SELLOWIANA - PINNEAPPLE GUAVA
FURCRAEA 'MEDIO PICTA' - MAURITIUS FLAX
GREVILLEA LANIGERA 'COASTAL GEM'
HESPERALOE PARVIFLORA - RED YUCCA
HEUCHERA 'WENDY' - CORAL BELLS
LAVAND ULA 'MUNSTEAD' - LAVENDER
LOMANDRA LONGIFLOF!A 'BREEZE' - MAT RUSH
PENNISETUM 'FIREWORKS' - FOUNTAIN GRASS
PEROVSKIA 'DENIM 'N LACE' - RUSSIAN SAGE
RISES VIBURNIFOLIUM - CATALINA CURRANT
ROSMAR INUS PROSTRATUS - PROSTRATE ROSEMARY
SALVIA CHAMAEDRYOIDES - MEXICAN BLUE SAGE
SALVIA CLEVELANDII - CLEVELAND SAGE
SALVIA GREG II - AUTUMN SAGE
SALVIA 'SANTA BARBARA' - MEX. BUSH SAGE
VERBENA LILACINA 'DE LA MINA' - LILAC VERBENA
GEL.IERA PARVIFLORA - AUSTRALIAN WILLOW
PUNICA GRANATUM 'WONDERFUL' - POMEGRANATE
APPLE 'ANNA' ON DWARF ROOTSTOCK
CLEMATIS LASIANTHA - PIPE STEM CLEMATIS
TRAIN VINE ON OVERH EAD
PRIVAC Y HEDGE:
CERCOCARPUS ALN IFOLIUS
CATALINA ISLAND MOUNTAIN MAHOGANY
MULCHED SHRUB AREA
BARK OR ROCK MULCH - 3" DEPTH
BIOSWALE:
CAREX TUMILICOLA - BERKELEY SEDGE
WITH REINFORCED RICE STRAW MATTING
GREEN ROOF OVER GARAGE
CAREX TUMILICOLA - BERKELEY SEDGE
MATURE WATER
HEIGHT USE
5' LOW
1' LOW
3' LOW
8' LOW
2' LOW
5' LOW
18" LOW
3' LOW
12" LOW
18" LOW
10'-30' LOW
12' LOW
5' LOW
1' LOW
4' LOW
2' LOW
2' LOW
30" LOW
3' LOW
3' LOW
3'-6' LOW
18" LOW
2' LOW
5' LOW
4' LOW
3' LOW
1' LOW
30' LOW
15'-20' MOD
8' MOD
15' VINE
8'-12' V. LOW
1 GAL.
4" POT
MIN . SIZE QUANTITY
5GAL.
1 GAL.
5GAL.
5GAL.
5GAL.
15GAL.
1 GAL.
1 GAL.
1 GAL.
5GAL.
15GAL.
15GAL.
15GAL.
5GAL.
5GAL.
1 GAL.
5GAL.
5GAL.
5GAL.
5GAL.
5GAL.
1 GAL.
5GAL.
5GAL.
5GAL.
5GAL.
5GAL.
36" BOX
STANDARD
36" BOX
STANDARD
15 GAL.
15GAL.
4 6
19 2
10 g
41 6
17 13
5 16
3 7
3 14
30 g
6 3
2 14
3 2
2 3
3 17
16" O.C.
12" O.C.
0 NORTH
SCALE: 1/8" = 1'
~L■ 0 8 16
FEET
llJ
:::::i
~
llJ
~
"'
~
"' '-I
C)
Cr)
ct
"'
~
24 STEPS: GRAY CONCRETE
WITH TOPCAST FINISH
ESTIMATED TOTAL WATER USE (ETWU) WORKSHEET
fhc pmJcct·s b tim:itcd I m11l W:u cr L sc is c:1lcu l11t t-d u~ing the ful lm\ lOl: fo rmula :
E7WU :::c (l:.7o)(0.62{ PF x HJ\ + SL4) IE
El Wl l : "'~' Ii mated 1111 • .LI \\ :llcr U)C 1~ r ~l"J r l~llun, per ~l-a rl I 111 = h ,1po1r.m,r,irJ1ion 1,11~ tincll<:'. , rrr ~l·.1r) 1'1- • l'lnnl 1-actor fnnn Wl lf OL"i 1::.1:e IXlinition_,1 H1\ = ll}dro-1.unc t\re.t (-.qu;1rc kctl. DcfirK.' h} dn1-1mw:~ I>~ \\;atc r 111.e: 1c~ h111. lo11. nk)llcl"jl<" mid high !-ILA : ",p1.~i,1I l..:1nJ'>(.1lP,: ,\l\v,1 (M.ju;irl· k cll 1-.dil•ll· plant, . irrii:,.1tl'l.l 1111 h rc..·~cll-d \\:1ll·r.&. turl USo..'d for 11ct11c pla~
0.6:! : Com crsion F;ictor i IO ~ lion~ per Mjwn· 10011 II-: :a: lrri •·11ion I-J lici,.T,c1
CITY OF SOLANA BEACH ESTIMATED TOTAL WATER USE (ETWU) WORKSHEET Hydro-zone Number (1 • 4 Below - use as many tables as
nece5Sarv to complete all hvdrozones)
PROPOSED
RESIDENCE
HYDROZONES
COATEN STEEL PLANTERS
;'Hlf-...,,j...\---- STEEL SHADE
ARBOR
WITH VINES
AOWOF
SCREENING
SHRUBS
I SlA li
Evapotransp1rat1on Rate (ETo)
See • A" below u5' 41 (west of 1-5)],;7 (east of 1-5)
Conversion Factor • 62 0 .62
(Lme 1 x Lme 2) : 25 42 (WHt of 1•5):/ 29 14 {east of 1-5) Plan! Factor (PFI
See ·e· below o.3 1 1.0 I Hydrozone Afea (HA) . 1n square feet (Line 4 x Lme 5)
2,133 1 12
500.4 12
Irrigation Efficiency (IE)
See ·c· belOw
(Lme 6 - Lme 7)
TOT AL of all Lme 8 boxes • SLA
Lme3xLme 9
0.81 I 700 I
1.00 12
958
Eslimaled Total Waler Use • ETWU
(gallons per year) 10 24,352 gallons per year
Total shall not exceed MAWA below A - -
f:J.,. 1;.-.,.,.,,.n,1,.,___r;
.fl l\\!!!> l Of I <:i 1
.J7 1c:i,1 1H 1.5 1
,., .. 1•1,,,., r-.,- 1 ·,r wtro1., tw,u, ,.,
,1,u,_;,... /~~r,~f,., u ,rl, 'I"'"'"' ,. .,.,1 11,., ,._"',,,.., ... ,, .. , .. r,..,,.,., ,,,. ,. .,.,,..,,,.,. •uu 1lw,i - r f'lt1,M,-·,i1• 11lr.oilN•~•- 11 - lrnr,,,t,""''f[-HC> ...,.,,..., H
,: .,,.,,.. -,, H.-1-1./.," · (
\ 1/n-lfff.., .,
/), I(' ,( \1, ,.-,,,..,,.;. '(I
I
C
I
156
I
I
//1.\/ \1 1,.,., ,, ... 11.,,,.,,.,.,-,.,,,,,
,,_1. 111,,,.. 11 • ...-,1 ... 1"1.rl,
U'> -lf\\ lh.ltr.#, llillrr t ... rl#
/II• /{\\ fl,1', I\Jkr/tr/'M#I,
AJi..~,ofJ/ _, It, -•••J1/•"fr-n,Jr,.,.~,__,.,.,;,,..,,_, .,1,.,,.'lorc•,t'"i.M_, MAXIMUM APPLIED WATER APPLICATION (MAWA) calculation: ~--------~ 25.42 Ii Cl Ah 2 301 25 •e \ir 2<J .14 l n1..il l.-11ll.l~:1p1: Art:'J
MAWA
i + i i-L
7 A1 ~ ... ~~~ JI; 33,955 gallons
SYMBOL ZONE
#1
#2
#3
LANDSCAPE ARCHITECT OF V-.ORK
VEG. TYPE
TREES/SHRUBS
FOUNTAIN
FRUIT N EG
TOTAL:
WATER AREA
USE PLANT FACTOR SQ. FT. IRRIGATION TYPE
LOW 0.3 2,133 DRIP
WATER FEATURE 1.0 12 FILLER PIPE
SLA SLA 156 DRIP
2,301
LANDSCAPE ARCHITECT'S CERTIFICATION
I am familiar with the requirements for landscape and irrigation plans contained in the City's Water Efficient Landscape Regulations.
I have prepared this plan in compliance with those regulations and the Landscape Design Manual. I certify that the plan implements those regulations to provide efficient use of water.
9127122
DATE
IRRIGN. EFFIC.
0.81 1.00
SLA
LANDSCAPE ARCHITECTlJRE 990 SEACOAST DRIVE. STE. 20
IMPERIAL BEACH. CA 91932
(619) 882-2-4 99
E-mail• [email protected]
COASTAL COMMISSION PERMIT NO X-XX-XXXX-X GMA I 21 -057
CITY OF SOLANA BEACH DRAWING NO.
LANDSCAPE PLAN FOR SBGR-XXXL SHLOPOV/GUMANOVSKAYA RESIDENCE 658 MARSOLAN AVENUE SHEET 1 OF 1
11 A
Pl SETBACK
I
I
I- /25'-0" HEIGHT LIMIT
J . -1- - - - ------------ ROOF DECK
I i.
I '
I BEDROOM SITTING AREA MASTER BEDROOM
I I EXISTING GRAD 'l !
T
I KITCHEN DIN!NGROOM LIVING ROOM
' I .)..
I I GARAGE
I l ' -------
SETBACK Pl
I
1 ,') +24' 2" (148 83') PARAPET
l- I +20'-2" (144,83') ROOF ~
I I
I I rt . --·~- '""' ,OffiS, I
I FINISH FLOOR +124'·8" MSL
/FINISH GRADE +124' MSL
l_ j I p ,.... +0'-0" (124.66') MAIN FLR
I I
L I
' ~ -10'-0" (114.66') BASEMENT
t
" w • :x: 90
f;H~
fr
0 [
I
,.
Pl
I
I
~-- .. ----,
SETBACK
I
I
---~-~iii~ --- I ~ MASTER BEDROOM
LIVING ROOM
M
SETBACK PL
,t::::::::::::::::::!:G!I- __ ~ ~ +20'-2" (144.83') ROOF I
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__________ I "" -10'-0" (114.66') BASEMENT f
®f-=~A=?..=~=!,H~O' _S_O_U_T_H_S_IT_E_S_E_C_T_IO_N_S ___________ _ ®~~f'-LEs_1 _T_=,Y"-. _E_ST_s_1T_E_s_E_c_T_1o_N ___________________ _ I
rPROPERTY LINE SETBACK---.,J
t""'
EXISTING GRADE~
I '- I '-.. ~-
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GENERAL NOTES 1. X
SITE PLAN LEGEND
D PROPOSED BUILDING FOOTPRINT
L SECOND FLOOR
D HARDSCAPE: CONCRETE
D HAADSCAPE: DECOMPOSED GRANITE
HAADSCAPE: PERMEABLE PAYERS
D LANDSCAPE
VICINITY MAP
PROJECT
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I
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I +10'-1# (134.74') UPPER FLR I I ~
I EXISTING GRADE,
I ADU
1 --FINISH GRADE +124' MSL
LIVING ROOM I ENTR / I FINISH FLOOR +124'-8" MSL I +0'-0" 124.66' MA1NFLR I I GAJGE
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13 14
17 ,..
20 21
22 23
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27 "
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POlETOP
148.83
14883
148.83
14883
148.83
14883
148.83
14600
14600
14600
14600
14600
14600
14600
14600
14883
14883
138.24
138.24
138-24
138.24
13824
13824
138.24
13233
132-33
13233
13233
13824
14883
14883
EXIST
GRADE
(EG)
124.00
12383
124.5;',
12400
124.00
124.00
12400
124.00
12400
12427
124.27
122.17
121U4
124.00
12400
124.00
12400
12400
12400
12400
12400
12400
120.SO
123.99
125.00
12500
12500
12500
124.00
12400
124.00
PROP HTFRM
GRAOt lOW£ST
(PG) !EX/FIN)
124.00 24.83
12400 2500
12400 24.83
12400 24.83
12400 24.83
124.00 24.83
12400 24.83
124.00 2200
12400 22.00
124.00 2200
12400 2100
12300 2383
124.00 22.00
124.00 22.00
12400 22.00
12400 24.83
124.00 24.83
12400 14.24
124.00 14.24
12400 14.24
12400 1424
124 00 14.24
121.75 1649
12400 14,24
124.33 800
12433 7.33
124.33 733
12433 S.00
124.33 1391
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47'-61/2"
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DEMOLITION:
EXISTING HOUSE 1.313SF
EXISTING GARAGE 463SF
SUBTOTAL 1.776SF
PROPQSEO AREAS:
BASEMENT CALCULATION 17.415.040 C 4.a.m
PROPOSED GARAGE 545 SF· 400 SF 148SF
BASEMENT PERIMETER 160FT
EXPOSURE 21.SFT
21.3 FT/ 160 FT 13%
148SFX2t.3FTX.02 63.1 SF
AREA CALCULATIONS:
MAIN FLOOR LIVING AREA PROPOSED 1.279SF
UPPER FLOOR LIVING AREA PROPOSED 1.407SF
FRONT DOOR COVER SOSF
BRIDGE COVER 34SF
2ND FLA OPEN TO BELOW 28SF
2ND FLA WEST DECK COVERED AREA OSF
BASEMENT2% 63SF
SUBTOTAL OF FLOOR AREA 2,861 SF
TOTAL PROPOSED FLOOR AREA 2,ee1 SF
MAXIMUM FLOOR AREA ALLOWED 3.105SF
!ACCESSORY O'NEWNG UNIT (ADU) 533SFI
NOTES:
1, ALL DIMENSIONS ARE FROM EXTERIOR WALL SURFACES.
GRADING BREAKDOWN FOR RESIDENCE AND ADU
ADU
CUT= 12CY
FILL= 0 CY
RESIDENCE
YARD
TOTAL
CUT"" 341 CY
ALL=0CY
CUT= 157 CY
Fill= 20 CY
CUT= 510 CY
Fill= 20 CY
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148.13 123.13 12•.00 25 .00
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148.13 124.00 124.00 2•.13
ua.u 12 ... 00 12•.oo 2.1 .u 148.13 12,.00 124.00 24.13 146.oo 12•.oo 12•.oo 22.00
146.00 12,.00 124.00 22.00
146.00 124.27 124.<JO 22.00
1<16.00 124.27 124.00 22.00
146.00
1-46.00
146.00
146,00
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141.13
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131.24
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132.33
141.13
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122.17 123.00 23.13
124.1' 124.00 22.00
124.00 12,.00 22.00
124.00 12,.00 22.00
124.CIO 12400 24.13
124.00 124.00 24.13
124.ClO 124.ClO 14.2•
12,.00 124.00 14.24
124.00 124.00 14 .24
12,.00 12,.00 14 .2•
12,.00 12,.00 14 .2•
120.IO 121.75 16 . .f,9
121.99 12,.00 1u, 125.00 Ut.33 1.00
125.00 124 .33 7.33
125.00 124.H 7.ll
125.00 124.13 1.00
12,.00 1203 ll.91
12,.00 124.00 24.13
12,.00 12,.00 2,.n 123.SO 123.00 22 .50
12,.00 124.00 22.00
12,.00 124.00 22.00
124.00 12,.00 14.2•
123.00 12,.00 14.24
09/10/2021
OAP/SOP SUBMlTAL 1
11/24/2021
OAP/SOP SUBMITAL II
3/10/2022
ORP/SOP SUBMITAL Ill 11
5/11/2022
ORP/SDP SUBMITAL IV
9/29/2022
ORP/SDP SUBMITAL V
12 11
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A D M
WALL LEGEND
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r;?/ij//,(//J B"CMUWALL
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16'-6" X 15'-0"
BRIDGE ABOVE
ADU
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L_______ I 55-0"
- --- - --- - --- - --- - --- - --- - --- - --- - --- - --- - --- - --- - --- - --- - _,_ - - --- - --- - --- - --- - -- I
KEYNOTES - FLOOR PLANS
(1\ MAIN FLOOR PLAN ~ SCALE: 1/4" - 1'-0"
XX.XX X 1. X
A B C D K M
GENERAL NOTES INT. FINISH SCHEDULE
TYPE FLOOR I WALL I CEILING
II- i:
G l- 1- 1- I·
WALL LEGEND
· I a· CONCRETE WALL
::;:;::;:;:;:;::;::;:;::· Vll /ll&oJ s· CMU \' ALL
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09/10/2021
OAP/SOP SUBMIT AL I
n/24/2021
DRP/SDP SUBMIT AL I!
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OAP/SOP SUBMIT AL 11! 11
12 A2-2
4 11
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KEYNOTES - FLOOR PLANS GENERAL NOTES INT. FINISH SCHEDULE (D1-w~IT~plii114~~~7".r'.ro·L=--=O:__:=O:_:_R::_:P_:L::_:A~N _______________________ _ XX.XX X L X TYPE FLOOR VIALL I
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GENERAL NOTES 1. X
EXT. FINISH SCHEDULE
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(EG) (PG) (EX/ FIN)
141.13 124.00 124.00 24.13
141.13 123.13 124.00 25.00
141.13 124.55 124.00 24.13
141.13 124.00 124.00 24.13
141.13 124.00 124.00 24.13
141.13 124.00 124.00 24.13
141.13 124.00 124.00 24.13
146.00 124.00 124.00 22.00
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11 131.24 124.00 124.00 14.24 9/29/2022
19 131.2<1 124.00 124.00 14.24 OAP/SOP SUBMITAL V
20 131.24 124.00 124 .00 14.24
131.24 124 .00 124.00
138.24 124 .00 124.00
131.24 120.IO 121.75
131.24 123.99 124.00
132.33 125.00 124.33
132.33 12 5.00 124.33 12 132.33 125.00 124.33
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124.00 124.00 22.00
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KEYNOTES - SECTIONS XKXX X
GENERAL NOTES 1. X
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9 A4-1 R
From:
To:
Subject:
Date:
Attachments:
David Jacobson
Corey Andrews; Marina Gumanovskaya
Re: DRP21-018 / SDP21-016 658 Marsolan Drive
Wednesday, December 14, 2022 12:39:57 PM
658- Jacobson Signature.pdf
CAUTION: External e-mail. Do not click links or open attachments unless you recognize the sender and know the content is safe.
Corey,
Thank you for your help. We met with the neighbors and are satisfied with the changes they made related to the view. Attached is the signature page to that effect.
Best,
David Jacobson
c:--
------
,
I
2 NORTH ELEVATION
~1
~o.t:"~~":'._""_,"-4 l!
WE HAVE NO OBJECTIONS TO THE DESIGN OF THE
NORTH ELEVATION PROVIDED IT IS INSTALLED IN
COMFORMANCE WITH THIS DOCUMENT AND
CERTIFIED STORY POLE INSTALLATION APPROVED
BY THE CITY OF SOLANA BEACH.
R'n&
ADDRESS:
IIENEJlAL NOTH
m . FIIISH SCHEDULE
_ ,. :
From:
To:
Cc:
Subject:
Date:
Katy Kingery
Corey Andrews
Marina Gumanovskaya
Story Poles-658 Marsolan Ave
Tuesday, November 29, 2022 11:43:26 AM
CAUTION: External e-mail. Do not click links or open attachments unless you recognize the sender and know the content is safe.
Hi Cory,
I would like to inform you that we, Christopher and Katy Kingery at Marsolan Ave have no further objections to the 658 Marsolan Ave property story poles.
Kind Regards,
Katy
Katy Kingery
Mobile:
-
From:
To:
Subject:
Date:
Attachments:
Katy Kingery
Corey Andrews
Re: View Assessment Appeal at 658 Marsolan Ave.
Thursday, October 20, 2022 1:36:33 PM
image001.jpg
image001.jpg
image001.jpg
image001.jpg
CAUTION: External e-mail. Do not click links or open attachments unless you recognize the sender and know the content is safe.
Hi Corey,
I reviewed the plans and see the changes.
I withdraw my application and request my refund.
Thank you for making the plans available today at short notice.
Kind Regards,
Katy
Katy Kingery
Mobile:
On Oct 20, 2022, at 9:39 AM, Corey Andrews <[email protected]> wrote:
I will have the plans up front for you.
Thanks,
image001.jpg
Corey Andrews
(she/her)
Principal Planner
City of Solana Beach
Phone: (858) 720-2447
www.cityofsolanabeach.org
From: Katy Kingery >
Sent: Thursday, October 20, 2022 9:38 AM
To: Corey Andrews <[email protected]>
Subject: Re: View Assessment Appeal at 658 Marsolan Ave.
CAUTION: External e-mail. Do not click links or open attachments unless you recognize the sender and know the content is safe. [ii
CITY COUNCIL ACTION:
______________________________________________________________________ ______________________________________________________________________ ______________________________________________________________________ AGENDA ITEM # B.3.
STAFF REPORT
CITY OF SOLANA BEACH
TO: Honorable Mayor and City Councilmembers
FROM: Gregory Wade, City Manager
MEETING DATE: January 25, 2023
ORIGINATING DEPT: Community Development Department
SUBJECT: Public Hearing: Request for Development Review Permit and Structure Development Permit for a Lower-Level and
Main-Floor Addition and Remodel to an Existing SingleStory, Single-Family Residence at 738 Castro Street (Case #: DRP21-021, SDP21-020; Applicant: Brian and Elizabeth Tresp; APN: 298-162-25-00; Resolution No. 2022-111)
BACKGROUND:
The Applicants, Brian and Elizabeth Tresp, are requesting City Council approval of a Development Review Permit (DRP) and Structure Development Permit (SDP) to construct a 748 square-foot addition and remodel to an existing single-story, single-family residence, with an attached garage and perform associated site improvements. The 9,022 square-foot lot is located at 738 Castro Street and within the Medium Residential (MR) Zone and the Scaled Residential Overlay Zone (SROZ).
The Applicants propose a 512 square-foot addition to the main floor and a 236 squarefoot lower-level addition, resulting in an increase of 748 square feet. The proposed development includes one (1) second floor deck addition and two (2) new roof decks totaling 913 square feet and grading in the amount of 40 cubic yards. The tallest point of the proposed residence would be 22.28 feet above the proposed grade (70.78 feet above Mean Sea Level (MSL)) and the highest point of the structure would not exceed 22.14 feet or 76.77 feet above MSL.
The project requires a DRP for a structure that exceeds 60 percent of the maximum allowable floor area. The project requires an SDP because the proposed development exceeds 16 feet in height above existing grade. The issue before the Council is whether to approve, approve with conditions, or deny the Applicants’ request, as contained in Resolution 2022-111 (Attachment 1). The project plans, dated January 4, 2023, are included in Attachment 2.
The View Assessment Commission (VAC) made a recommendation to the City Council to deny the project based on view impairment from the adjacent property at 734 Castro January 25, 2023
DRP21-021, SDP21-020 Cont. Hearing
Tresp Residence – 738 Castro Street
Street. The Applicants presented the project at the September 14, 2022, City Council meeting and the Staff Report is included in Attachment 3. The City Council was unable to make the required findings to approve the project. The Council was unable to find that the structure is designed and situated in such a manner as to minimize impairment of the view (SDP Finding #3) from 734 Castro Street. Concerns were raised regarding the main floor playroom addition, the second story recreation room addition, and the roof decks.
Council requested specific modifications to the project including:
• Setting back the western wall of the playroom addition eastward 15 feet to be in line with the exterior wall of the existing bedroom to the north; • Relocating the 2nd floor recreation room addition.
The Council voted to continue the application to allow the Applicants the opportunity to address these concerns.
DISCUSSION:
The Applicants submitted a revised design that would remove the second-story addition above the main-floor and increase the floor area of the lower level. The proposed changes would result in a net decrease of 125 square feet of gross floor area for the project. The existing single-story residence steps up with the topography of the site. The design presented on September 14, 2022, included a recreation room addition above the mainfloor living area and a playroom addition to the main floor to be located above the existing lower-level garage. In the current design, the second-story recreation room addition would be relocated to the ground floor, north of the existing garage, creating a 25-foot front yard setback. No changes were made to the proposed main-floor playroom addition located above the existing garage. The existing 117 square foot deck off the playroom is proposed to be enlarged by 230 square feet, above the proposed lower-level addition (recreation room). No changes were made to the proposed roof deck #1. The previously proposed roof deck #2 has been enlarged by 186 square feet and relocated eastward towards the center the property.
Table 1, below, compares the floor area, deck area, setbacks, and height of the project proposed on September 14, 2022, and the currently proposed modified project.
Table 1
September 14,
2022
January 25,
2023 Difference
Floor Area Comparison
Existing Main Floor 2,330 SF 2,330 SF 0 SF
Main Floor Addition (Playroom) 512 SF 512 SF 0 SF
Second-Story Addition (Rec. Room) 361 SF 0 SF - 361 SF
Lower-Level Addition 0 SF 236 SF + 236 SF
Existing Lower-Level Garage to
Remain 637 SF 637 SF 0 SF
Subtotal 3,840 SF 3,715 SF - 125 SF
Garage Exemption - 400 SF - 400 SF 0 SF
Total Floor Area Proposed 3,440 SF 3,315 SF - 125 SF
January 25, 2023
DRP21-021, SDP21-020 Cont. Hearing
Tresp Residence – 738 Castro Street
Table 1 - continued
September 14,
2022
January 25,
2023 Difference
Deck Square Footage Comparison
Deck #1 (Easternmost Roof Deck) 315 SF 315 SF 0 SF
Deck #2 182 SF 368 SF + 186 SF
Deck #3 (Second Floor Deck) 117 SF (existing) 117 SF (existing) + 230 SF + 230 SF
Total Deck Area Proposed 614 SF 1,030 SF + 416 SF
Setbacks Comparison
Front (W)
28’-4” (existing
ground level
garage)
25’-0” (proposed
ground level
addition)
- 3’-4”
Interior Side (N) 5’-0” (existing) 5’-0” (existing) 0’-0” Interior Side (S) 5’-0” (existing) 5’-0” (existing) 0’-0” Rear (E) 25’-0” (existing) 25’-0” (existing) 0’-0”
Height Comparison
Highest Point 24.78’
(79.78 MSL)
22.14’
(76.77 MSL)
- 2.64’
Tallest Point 24.78’
(79.78 MSL)
22.28’
(70.78 MSL)
- 2.50’
The following exhibit compares the main floor plans with the September 14, 2022, design on the left and the revised design on the right.
The exhibit below shows the limits of the proposed main-floor addition (playroom) as recommended by Council on September 14, 2022. The suggested western exterior wall is shown in red; the proposed western exterior wall is shown in blue.
September 2022 Design January 2023 Design
January 25, 2023
DRP21-021, SDP21-020 Cont. Hearing
Tresp Residence – 738 Castro Street
The exhibit below compares the roof plans with the September 14, 2022, design on the left and the revised design on the right.
I
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Council Recommendation for
Limits of Proposed Main Floor Addition (Playroom)
-------- ----
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September 2022 Design January 2023 Design
'
~ __ _.__.,_ __ ab.,.! __ .... __ dJ- ______ j
'
January 25, 2023
DRP21-021, SDP21-020 Cont. Hearing
Tresp Residence – 738 Castro Street
The exhibit below compares the September 14, 2022, and the current north elevations, which is the view of the property from the adjacent property at 734 Castro Street.
The following exhibit compares the September 14, 2022, and the current west elevations, which is the view of the property from Castro Street.
~ - ----------- 1
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September 2022 Design
January 2023 Design
January 25, 2023
DRP21-021, SDP21-020 Cont. Hearing
Tresp Residence – 738 Castro Street
The revised (current) design would project outside of the originally proposed building envelope that was depicted by story poles and underwent the 30-day SDP notice in April 2022. The Applicants have revised the story poles to depict the revised (current) design.
The Story Pole Height Certification was issued by a licensed land surveyor on November 15, 2022, which showed the highest story pole certified at 76.77 MSL and 22.14 feet above the proposed grade and the tallest story pole certified at 70.78 MSL and 22.28 feet above the proposed grade. Notices to apply for View Assessment were mailed to property owners and occupants within 300 feet of the project site, which established a deadline to September 2022 Design
'· I
79.78 ROOF HT
January 2023 Design
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January 25, 2023
DRP21-021, SDP21-020 Cont. Hearing
Tresp Residence – 738 Castro Street